AMERICAN
SOCIETY OF HOME INSPECTORS®
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
1.1 The American
Society of Home Inspectors®, Inc. (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 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
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.
B. describe the exterior wall
covering.
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 shut-off 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.
3.
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 and components.
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
& 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 mantles 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
do not conform to recognized standards for clearance.
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 which 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 multi-unit 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.
GLOSSARY
OF UNDERLINED WORDS*
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.