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ASHI
Home Inspector, Inspection Standards of Practice
1.
INTRODUCTION
1.1
The
American Society of Home Inspectors (ASHI)
is a not-for-profit professional society established
in 1976. Membership in ASHI is voluntary and its
members include private, fee-paid home inspectors.
ASHI’s objectives include promotion of excellence
within the profession and continual improvement of
its members’ inspection services to the public.
2.
PURPOSE
AND SCOPE
2.1
The
purpose of these Standards of Practice is to
establish a minimum and uniform standard for
private, fee-paid home inspectors who are
members of the American Society of Home Inspectors.
Home 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 home as inspected at
the time of the Home Inspection.
2.2 The
inspector shall:
A.
inspect:
1.
readily
accessible systems and
components
of homes listed in these Standards of Practice.
2. installed systems and components of
homes
listed in these Standards of Practice.
B.
report:
1. 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.
2. a reason why, if not self-evident, the
system
or
component is significantly deficient or
near the end of its service life.
3. the inspector’s recommendations to correct
or monitor the reported deficiency.
4. 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 a 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 SYSTEM
3.1 The
inspector shall:
A.
inspect:
1. the
structural components including foundation and
framing.
2. 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:
1. the
foundation and report the methods used to
inspect the
under-floor crawl
space.
2. the floor structure.
3. the wall structure.
4. the ceiling structure.
5. the roof structure and report the methods
used to inspect the attic.
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
4.1 The
inspector shall:
A.
inspect:
1. the
exterior wall covering, flashing and trim.
2. all exterior doors.
3. attached decks, balconies, stoops, steps,
porches, and their associated railings.
4. the eaves, soffits, and fascias where accessible
from the ground level.
5. the vegetation, grading, surface drainage, and
retaining walls on the property when any of these
are likely to adversely affect the building.
6. walkways, patios, and driveways leading to
dwelling entrances.
4.2 The
inspector is NOT required to:
A.
inspect:
1.
screening, shutters, awnings, and similar seasonal
accessories.
2. fences.
3. geological, geotechnical or hydrological
conditions.
4. recreational facilities.
5. outbuildings.
6. seawalls, break-walls, and docks.
7. erosion control and earth stabilization measures.
5.
ROOF SYSTEM
5.1 The
inspector shall:
A.
inspect:
1. the roof
covering.
2. the roof drainage systems.
3. the flashings.
4. the skylights, chimneys, and roof penetrations.
B.
describe
the roof covering and
report the
methods used to inspect the roof.
5.2 The
inspector is NOT required to:
A.
inspect:
1.
antennae.
2. interiors of flues or chimneys which are not
readily accessible.
3. other
installed
accessories.
6.
PLUMBING SYSTEM
6.1 The
inspector shall:
A.
inspect:
1. the
interior water supply and distribution
systems including
all fixtures and faucets.
2. the drain, waste and vent systems
including all fixtures.
3. the water heating equipment.
4. the vent systems, flues, and chimneys.
5. the fuel storage and fuel distribution systems.
6. the drainage sumps, sump pumps, and related
piping.
B.
describe:
1. the
water supply, drain, waste, and vent piping
materials.
2. the water heating equipment including the energy
source.
3. the location of main water and main fuel shutoff
valves.
6.2 The
inspector is NOT required to:
A.
inspect:
1. the
clothes washing machine connections.
2. the interiors of flues or chimneys which are not
readily accessible.
3. wells, well pumps, or water storage related
equipment.
4. water conditioning systems.
5. solar water heating systems.
6. fire and lawn sprinkler systems.
7. private waste disposal systems.
B.
determine:
1. whether
water supply and waste disposal
systems are public
or private.
2. the quantity or quality of the water supply.
C. operate
safety valves or shut-off valves.
7.
ELECTRICAL SYSTEM
7.1 The
inspector shall:
A.
inspect:
1. the
service drop.
2. the service entrance conductors, cables, and
raceways.
3. the service equipment and main disconnects.
4. the service grounding.
5. the interior components of service panels
and sub panels.
6. the conductors.
7. the overcurrent protection devices.
8. a
representative number of installed
lighting
fixtures, switches, and receptacles.
9. the ground fault circuit interrupters.
B.
describe:
1. the
amperage and voltage rating of the service.
2. the location of main disconnect(s) and sub
panels.
3. the wiring methods.
C.
report:
1. on the
presence of solid conductor aluminum branch circuit
wiring.
2. on the absence of smoke detectors.
7.2 The
inspector is NOT required to:
A.
inspect:
1. the
remote control devices unless the device is the only
control device.
2. the
alarm systems and
components.
3. the low voltage wiring, systems andcomponents.
4. 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
8.1 The
inspector shall:
A.
inspect:
1. the
installed heating equipment.
2. the vent systems, flues, and chimneys.
B.
describe:
1. the
energy source.
2. the heating method by its distinguishing
characteristics.
8.2 The
inspector is NOT required to:
A.
inspect:
1. the
interiors of flues or chimneys which are not
readily accessible.
2. the heat exchanger.
3. the humidifier or dehumidifier.
4. the electronic air filter.
5. the solar space heating system.
B.
determine heat supply adequacy or distribution
balance.
9.
AIR CONDITIONING
SYSTEMS
9.1 The
inspector shall:
A.
inspect
the installed central and through-wall
cooling equipment.
B.
describe:
1. the
energy source
2. the cooling method by its distinguishing
characteristics.
9.2 The
inspector is NOT required to:
A.
inspect electronic air filters.
B.
determine cooling supply adequacy or distribution
balance.
10.
INTERIOR
10.1 The
inspector shall:
A.
inspect:
1. the
walls, ceilings, and floors.
2. the steps, stairways, and railings.
3. the countertops and a
representative number
of installed cabinets.
4. a representative number of doors and
windows.
5. garage doors and garage door operators.
10.2 The
inspector is NOT required to:
A.
inspect:
1. the
paint, wallpaper, and other finish treatments.
2. the carpeting.
3. the window treatments.
4. the central vacuum systems.
5. the household appliances.
6.
recreational facilities.
11.
INSULATION AND
VENTILATION
11.1 The
inspector shall:
A.
inspect:
1. the
insulation and vapor retarders in unfinished spaces.
2. the ventilation of attics and foundation areas.
3. the mechanical ventilation systems.
B.
describe:
1. the
insulation and vapor retarders in unfinished spaces.
2. the absence of insulation in unfinished spaces at
conditioned surfaces.
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
12.1 The
inspector shall:
A.
inspect:
1. the
system components.
2. the vent systems, flues, and chimneys.
B.
describe:
1. the
fireplaces and solid
fuel burning appliances.
2. the chimneys.
12.2 The
inspector is NOT required to:
A.
inspect:
1. the
interiors of flues or chimneys.
2. the firescreens and doors.
3. the seals and gaskets.
4. the automatic fuel feed devices.
5. the mantels and fireplace surrounds.
6. the combustion make-up air devices.
7. 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
13.1
General limitations:
A.
Inspections performed in accordance with these
Standards of Practice
1. are not
technically exhaustive.
2. will not identify concealed conditions or latent
defects.
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:
1. the
condition of
systems or
components which are not readily accessible.
2. the remaining life of any system or
component.
3. the strength, adequacy, effectiveness, or
efficiency of any
system or
component.
4. the causes of any condition or deficiency.
5. the methods, materials, or costs of corrections.
6. future conditions including, but not limited to,
failure of systems and
components.
7. the suitability of the property for any
specialized use.
8. compliance with regulatory requirements (codes,
regulations, laws, ordinances, etc.).
9. the market value of the property or its
marketability.
10. the advisability of the purchase of the
property.
11. the presence of potentially hazardous plants or
animals including, but not limited to wood
destroying organisms or diseases harmful to humans.
12. the presence of any environmental hazards
including, but not limited to toxins, carcinogens,
noise, and contaminants in soil, water, and air.
13. the effectiveness of any system installed
or methods utilized to control or remove suspected
hazardous substances.
14. the operating costs of systems or
components.
15. the acoustical properties of any
system or
component.
C.
Inspectors are NOT required to offer:
1. or
perform any act or service contrary to law.
2. or perform
engineering services.
3. or perform work in any trade or any professional
service other than
home inspection.
4. warranties or guarantees of any kind.
D.
Inspectors are NOT required to operate:
1. any
system or component which is
shut down
or otherwise inoperable.
2. any system or component which does
not respond to normal operating controls.
3. shut-off valves.
E.
Inspectors are NOT required to enter:
1. 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.
2. the under-floor crawl spaces or attics
which are not readily accessible.
F.
Inspectors are NOT required to
inspect:
1.
underground items including, but not limited to
underground storage tanks or other underground
indications of their presence, whether abandoned or
active.
2.
systems or components which are not
installed.
3. decorative items.
4.
systems or components located in areas
that are not entered in accordance with these
Standards of Practice.
5. detached structures other than garages and
carports.
6. common elements or common areas in multiunit
housing, such as condominium properties or
cooperative housing.
G.
Inspectors are NOT required to:
1. 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.
2. move suspended ceiling tiles, personal property,
furniture, equipment, plants, soil, snow, ice, or
debris.
3.
dismantle any system or component,
except as
explicitly required by these Standards of Practice.
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
Component A part of a
system
Decorative Ornamental;
not required for the 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
requiringfield construction
Structural
Component A
component that 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
system or
component 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 “nonmetallic sheathed
cable” (“Romex”), “armored cable” (“bx”) or “knob
and tube”, etc.
Glossary of
Italicized Terms
1.
Inspectors shall avoid conflicts of interest or
activities that compromise, or appear to compromise,
professional independence, objectivity, or
inspection integrity.
A.
Inspectors shall not inspect properties for
compensation in which they have, or expect to have,
a financial interest.
B.
Inspectors shall not inspect properties under
contingent arrangements whereby any compensation or
future referrals are dependent on reported findings
or on the sale of a property.
C.
Inspectors shall not directly or indirectly
compensate realty agents, or other parties having a
financial interest in closing or settlement of real
estate transactions, for the referral of inspections
or for inclusion on a list of recommended
inspectors, preferred providers, or similar
arrangements.
D.
Inspectors shall not receive compensation for an
inspection from more than one party unless agreed to
by the client(s).
E.
Inspectors shall not accept compensation, directly
or indirectly, for recommending contractors,
services, or products to inspection clients or other
parties having an interest in inspected properties.
F.
Inspectors shall not repair, replace, or upgrade,
for compensation, systems or components covered by
ASHI Standards of Practice, for one year after the
inspection.
2.
Inspectors shall act in good faith toward each
client and other interested parties.
A.
Inspectors shall perform services and express
opinions based on genuine conviction and only within
their areas of education, training, or experience.
B.
Inspectors shall be objective in their reporting and
not knowingly understate or overstate the
significance of reported conditions.
C.
Inspectors shall not disclose inspection results or
client information without client approval
Inspectors, at their discretion, may disclose
observed immediate safety hazards to
occupants exposed to such hazards, when feasible.
3.
Inspectors shall avoid activities that may harm the
public, discredit themselves, or reduce public
confidence in the profession.
A.
Advertising, marketing, and promotion of inspectors’
services or qualifications shall not be fraudulent,
false, deceptive, or misleading.
B.
Inspectors shall report substantive and willful
violations of this Code to the Society. ASHI®
Code of
Ethics For the
Home Inspection Profession
Integrity, honesty, and objectivity are fundamental
principles embodied by this Code, which sets forth
obligations of ethical conduct for the home
inspection profession. The Membership of ASHI has
adopted this Code to provide high ethical standards
to safeguard the public and the profession.
Inspectors shall comply with this Code, shall avoid
association with any enterprise whose practices
violate this Code, and shall strive to uphold,
maintain, and improve the integrity, reputation, and
practice of the home inspection profession.
Code of
Ethics Copyright © 2003 American Society of Home
Inspectors, Inc® All rights reserved. Effective June
13, 2004
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