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Standards of
Practice
We not
only adhere to a very strict standard of practice in line with that
propagated by the American Society of Home Inspectors but in many cases
exceed these standards.
1. Introduction
2. Purpose & Scope
3. Structural Components
4. Exterior
5. Roofing System
6. Plumbing System
7. Electrical System
8. Heating System
9. Air Conditioning System
10. Interior
11.
Insulation & Ventilation
12. Fireplaces & Solid Fuel Burning
Appliances
13. General Limitations &
Exclusions
Glossary
(Note: Underlined words are defined in the
Glossary)
As approved by ASHI
Membership July, 1999 Effective 1 January 2000
© 1999 American Society
of Home Inspectors®
1. INTRODUCTION
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1.1 The
American Society of Home Inspectors®, Inc. (ASHI®) have developed an
inspection standards guideline to promote excellence within the inspection
profession and continual improvement of inspection services to the public.
We adhere to and often exceed these guidelines when carrying out a
property inspection.
2. PURPOSE AND SCOPE
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2.1 The
purpose of these Standards of Practice is to establish a minimum and
uniform standard for property inspectors. Inspections performed to
these Standards of Practice are intended to provide the client with
information regarding the condition of the systems and components of the
property as inspected at the time of the Inspection.
2.2 The
Inspector shall:
A.
inspect:
B.
report:
-
on those
systems and components inspected which, in the
professional opinion of the inspector, are significantly
deficient or are near the end of their service lives.
-
A reason why,
if not self-evident, the system or component is significantly
deficient or near the end of its service life.
-
the
inspector's recommendations to correct or monitor the
reported deficiency.
-
on any
systems and components designated for inspection
in these Standards of Practice which were present at the time of the
Home Inspection but were not inspected and the reason
they were not inspected.
2.3 These
Standards of Practice are not intended to limit inspectors
from:
A. including
other inspection services, systems or components in
addition to those required by these Standards of Practice.
B. specifying
repairs, provided the inspector is appropriately qualified and
willing to do so.
C. excluding
systems and components from the inspection if
requested by the client.
3. STRUCTURAL COMPONENTS
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3.1 The
inspector shall:
A.
inspect:
-
the
structural components including foundation and framing.
-
by probing a
representative number of structural components where
deterioration is suspected or where clear indications of possible
deterioration exist. Probing is NOT required when probing would damage
any finished surface or where no deterioration is visible.
B.
describe:
3.2 The
inspector is NOT required to:
A. provide any
engineering service or architectural service.
B. offer an
opinion as to the adequacy of any structural system or
component.
4. EXTERIOR
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4.1 The
inspector shall:
A.
inspect:
-
the exterior
wall covering, flashing and trim.
-
all exterior
doors.
-
attached decks,
balconies, stoops, steps, porches, and their associated
railings.
-
the eaves,
soffits, and fascias where accessible from the ground level.
-
the vegetation,
grading, surface drainage, and retaining walls on the property when
any of these are likely to adversely affect the building.
-
walkways,
patios, and driveways leading to dwelling entrances.
B.
describe the exterior wall covering.
4.2 The
inspector is NOT required to:
A.
inspect:
-
screening,
shutters, awnings, and similar seasonal accessories.
fences.
geological, geotechnical, or hydrological conditions,
recreational facilities. outbuildings. seawalls, break-walls,
and docks. erosion control and earth stabilization measures.
5. ROOF SYSTEM
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5.1 The
inspector shall:
A.
inspect:
-
the roof
covering.
-
the roof
drainage systems.
-
the
flashings.
-
the skylights,
chimneys, and roof penetrations.
B.
describe
5.2 The
inspector is NOT required to:
A.
inspect:
6. PLUMBING SYSTEM
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6.1 The
inspector shall:
A.
inspect:
-
the interior
water supply and distribution systems including all fixtures
and faucets.
-
the drain,
waste and vent systems including all fixtures.
-
the water
heating equipment
-
the vent
systems, flues, and chimneys.
-
the fuel
storage and fuel distribution systems.
-
the drainage
sumps, sump pumps, and related piping.
B.
describe:
-
the water
supply, drain, waste, and vent piping materials.
-
the water
heating equipment including the energy source.
-
the location of
main water and main fuel shut-off valves.
6.2 The
inspector is NOT required to:
A.
inspect:
-
the clothes
washing machine connections.
-
the interiors
of flues or chimneys which are not readily accessible.
-
wells, well
pumps, or water storage related equipment.
-
water
conditioning systems.
-
solar water
heating systems.
-
fire and lawn
sprinkler systems.
-
private waste
disposal systems.
B.
determine:
-
whether water
supply and waste disposal systems are public or private.
-
the quantity or
quality of the water supply.
-
operate safety
valves or shut off valves.
7. ELECTRICAL SYSTEM
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7.1 The
inspector shall:
A.
inspect:
-
the service
drop.
-
the service
entrance conductors, cables, and raceways.
-
the service
equipment and main disconnects.
-
the service
grounding.
-
the interior
components of service panels and sub panels.
-
the
conductors.
-
the overcurrent
protection devices.
-
a
representative number of installed lighting fixtures,
switches, and receptacles.
-
the ground
fault circuit interrupters.
B.
describe:
C.
report:
7.2 The
inspector is NOT required to:
A.
inspect:
-
the remote
control devices unless the device is the only control device.
-
the alarm
systems and components.
-
the low voltage
wiring, systems and components.
-
the ancillary
wiring, systems and components not a part of the primary
electrical power distribution system.
B. measure
amperage, voltage, or impedance.
8. HEATING SYSTEM
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8.1 The
inspector shall:
A.
inspect:
-
the
installed heating equipment.
-
the vent
systems, flues, and chimneys.
B.
describe
8.2 The
inspector is NOT required to:
A.
inspect:
-
the interiors
of flues or chimneys which are not readily accessible.
-
the heat
exchanger.
-
the humidifier
or dehumidifier.
-
the electronic
air filter.
-
the solar space
heating system.
B. determine heat
supply adequacy or distribution balance.
9. AIR CONDITIONING SYSTEMS
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9.1 The
inspector shall:
A. inspect
the installed central and through-wall cooling
equipment.
B.
describe:
9.2 The
inspector is NOT required to:
A. inspect
electronic air filters.
B. determine
cooling supply adequacy or distribution balance.
10. INTERIOR
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10.1 The
inspector shall:
A.
inspect:
-
the walls,
ceilings, and floors.
-
the steps,
stairways, and railings.
-
the countertops
and a representative number of installed
cabinets.
-
a
representative number of doors and windows.
-
garage doors
and garage door operators.
10.2 The
inspector is NOT required to:
A.
inspect:
-
the paint,
wallpaper, and other finish treatments.
-
the
carpeting.
-
the window
treatments.
-
the central
vacuum systems.
-
the
household appliances.
-
recreational
facilities.
11. INSULATION & VENTILATION
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11.1 The
inspector shall:
A.
inspect:
-
the insulation
and vapor retarders in unfinished spaces.
-
the ventilation
of attics and foundation areas.
-
the mechanical
ventilation systems.
B.
describe:
11.2 The
inspector is NOT required to:
A. disturb
insulation or vapor retarders.
B. determine
indoor air quality.
12. FIREPLACES AND SOLID FUEL BURNING
APPLIANCES
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12.1 The
inspector shall:
A. inspect
:
B.
describe:
12.2 The
inspector is NOT required to:
A.
inspect:
-
the interiors
of flues or chimneys.
-
the firescreens
and doors.
-
the seals and
gaskets.
-
the automatic
fuel feed devices.
-
the mantles and
fireplace surrounds.
-
the combustion
make-up air devices.
-
the heat
distribution assists whether gravity controlled or fan
assisted.
B. ignite or
extinguish fires.
C. determine
draft characteristics.
D. move fireplace
inserts or stoves or firebox contents.
13. GENERAL LIMITATIONS AND
EXCLUSIONS
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13.1 General
limitations:
A.
Inspections performed in accordance with these Standards of
Practice
B. These
Standards of Practice are applicable to buildings with four or fewer
dwelling units and their garages or carports.
13.2 General
exclusions:
A. The
inspector is not required to perform any action or make any
determination unless specifically stated in these Standards of Practice,
except as may be required by lawful authority.
B.
Inspectors are NOT required to determine:
-
the condition
of systems or components which are not readily
accessible.
-
the remaining
life of any system or component.
-
the strength,
adequacy, effectiveness, or efficiency of any system or
component.
-
the causes of
any condition or deficiency.
-
the methods,
materials, or costs of corrections.
-
future
conditions including, but not limited to, failure of systems
and components.
-
the suitability
of the property for any specialized use.
-
compliance with
regulatory requirements (codes, regulations, laws, ordinances,
etc.).
-
the market
value of the property or its marketability.
-
the
advisability of the purchase of the property.
-
the presence of
potentially hazardous plants or animals including, but not limited to
wood destroying organisms or diseases harmful to humans.
-
the presence of
any environmental hazards including, but not limited to toxins,
carcinogens, noise, and contaminants in soil, water, and air.
-
the
effectiveness of any system installed or methods utilized to
control or remove suspected hazardous substances.
-
the operating
costs of systems or components.
-
the acoustical
properties of any system or component.
C.
Inspectors are NOT required to offer:
-
or perform any
act or service contrary to law.
-
or perform
engineering services.
-
or perform work
in any trade or any professional service other than home
inspection.
-
warranties or
guarantees of any kind.
D.
Inspectors are NOT required to operate:
E.
Inspectors are NOT required to enter:
-
any area which
will, in the opinion of the inspector, likely be dangerous to
the inspector or other persons or damage the property or its
systems or components.
-
the
under-floor crawl spaces or attics which do not conform
to recognized standards for clearance.
F.
Inspectors are NOT required to inspect:
-
underground
items including, but not limited to underground storage tanks or other
underground indications of their presence, whether abandoned or
active.
-
systems
or components which are not installed.
-
decorative items.
-
systems
or components located in areas which are not entered in
accordance with these Standards of Practice.
-
detached
structures other than garages and carports.
-
common elements
or common areas in multi-unit housing, such as condominium properties
or cooperative housing.
G.
Inspectors are NOT required to:
-
perform any
procedure or operation which will, in the opinion of the
inspector, likely be dangerous to the inspector or other
persons or damage the property or its systems or
components.
-
move suspended
ceiling tiles, personal property, furniture, equipment, plants, soil,
snow, ice, or debris.
-
dismantle any system or component, except as explicitly
required by these Standards of Practice.
GLOSSARY OF UNDERLINED WORDS*
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Alarm
Systems
Warning devices,
installed or free-standing, including but not limited to; carbon monoxide
detectors, flue gas and other spillage detectors, security equipment,
ejector pumps and smoke alarms
Architectural
Service
Any practice
involving the art and science of building design for construction of any
structure or grouping of structures and the use of space within and
surrounding the structures or the design for construction, including but
not specifically limited to, schematic design, design development,
preparation of construction contract documents, and administration of the
construction contract
Automatic
Safety Controls
Devices designed
and installed to protect systems and components from unsafe
conditions
Component
A part of a
system
Decorative
Ornamental; not
required for the proper operation of the essential systems and components
of a home
Describe
To report a system
or component by its type or other observed, significant characteristics to
distinguish it from other systems or components
Dismantle
To take apart or
remove any component, device or piece of equipment that would not be taken
apart or removed by a homeowner in the course of normal and routine home
owner maintenance
Engineering
Service
Any professional
service or creative work requiring engineering education, training, and
experience and the application of special knowledge of the mathematical,
physical and engineering sciences to such professional service or creative
work as consultation, investigation, evaluation, planning, design and
supervision of construction for the purpose of assuring compliance with
the specifications and design, in conjunction with structures, buildings,
machines, equipment, works or processes
Further
Evaluation
Examination and
analysis by a qualified professional, tradesman or service technician
beyond that provided by the home inspection
Home
Inspection
The process by
which an inspector visually examines the readily accessible systems and
components of a home and which describes those systems and components in
accordance with these Standards of Practice
Household
Appliances
Kitchen, laundry,
and similar appliances, whether installed or free-standing
Inspect
To examine readily
accessible systems and components of a building in accordance with these
Standards of Practice, using Normal Operating Controls and opening
Readily Openable Access Panels
Inspector
A person hired to
examine any system or component of a building in accordance with these
Standards of Practice
Installed
Attached such that
removal requires tools
Normal
Operating Controls
Devices such as
thermostats, switches or valves intended to be operated by the
homeowner
Readily
Accessible
Available for
visual inspection without requiring moving of personal property,
dismantling, destructive measures, or any action which will likely involve
risk to persons or property
Readily
Openable Access Panel
A panel provided
for homeowner inspection and maintenance that is within normal reach, can
be removed by one person, and is not sealed in place
Recreational
Facilities
Spas, saunas, steam
baths, swimming pools, exercise, entertainment, athletic, playground or
other similar equipment and associated accessories
Report
To communicate in
writing
Representative Number
One component per
room for multiple similar interior components such as windows and electric
outlets; one component on each side of the building for multiple similar
exterior components
Roof Drainage
Systems
Components used to
carry water off a roof and away from a building
Significantly
Deficient
unsafe or not
functioning
Shut
Down
A state in which a
system or component cannot be operated by Normal Operating
Controls
Solid Fuel
Burning Appliances
A hearth and fire
chamber or similar prepared place in which a fire may be built and which
is built in conjunction with a chimney; or a listed assembly of a fire
chamber, its chimney and related factory-made parts designed for unit
assembly without requiring field construction
Structural
Component
A component which
supports non-variable forces or weights (dead loads) and variable forces
or weights (live loads)
System
A combination of
interacting or interdependent components, assembled to carry out one or
more functions
Technically
Exhaustive
An investigation
that involves dismantling, the extensive use of advanced techniques,
measurements, instruments, testing, calculations, or other
means
Under-Floor
Crawl Space
The area within the
confines of the foundation and between the ground and the underside of the
floor
Unsafe
A condition in a
readily accessible, installed component or system which is judged to be a
significant risk of personal injury during normal, day-to-day use. The
risk may be due to damage, deterioration, improper installation or a
change in accepted residential construction standards
Wiring
Methods
Identification of
electrical conductors or wires by their general type, such as
"non-metallic sheathed cable" ("Romex"), "armored cable" ("bx") or "knob
and tube," etc.
*Note: In these
Standards of Practice, redundancy in the description of the requirements,
limitations and exclusions regarding the scope of the Home
Inspection is provided for clarity.
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