ASHI STANDARD OF PROFESSIONAL PRACTICE FOR HOME INSPECTIONS

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1 ASHI STANDARD OF PROFESSIONAL PRACTICE FOR HOME INSPECTIONS 1. INTRODUCTION 1.1 This ASHI Standard of Professional Practice for Home Inspections (Standard) defines the scope of home inspections performed by professional inspectors who use this Standard. Reports created using this Standard provide clients with information about the condition of the inspected systems and components at the time of the inspection. Home inspections are intended to discover significant deficiencies. These inspections do not discover every deficiency that may be present and these reports do not provide a complete list of all deficiencies. 1.2 Home inspections performed using this Standard require unique knowledge and skills that are usually acquired through education and experience. Only professional inspectors should perform home inspections using this Standard. 1.3 Words printed in italics are defined in Section 13. These definitions are essential to understanding and using this Standard. 1.4 Inspectors shall comply with the requirements of this Standard and any applicable government regulation of home inspections. 2. SCOPE 2.1 Inspectors shall adhere to the ASHI Code of Ethics for the Home Inspection Profession. 2.2 Inspectors shall inspect readily accessible and visually observable installed systems and components designated in Sections 3 through 11 by using normal operating controls and by opening easily opened access panels. Inspectors may: A. include other services and other systems and components in addition to those required in this Standard; and/or B. exclude systems and components required in Sections 3 through 11 if requested or agreed to by the client. DRAFT V3.1b 4/19/2011 1

2 2.3 Inspectors shall issue a written report, using any desired format, that: A. in the professional judgment of the inspector: 1. identifies systems and components inspected that: a. are not performing their intended function, or b. present other significant deficiencies, or c. create a significant risk of serious bodily injury during normal, day today use, or d. are near the end of their expected service lives; and 2. explains, briefly, the significance of the reported concerns that would not be self evident to the ordinary client; and 3. recommends action to correct, to further evaluate, or to monitor for future correction such reported concerns; and B. identifies readily accessible and visually observable installed systems and components designated in Sections 3 through 11 that were not inspected and the reason why they were not inspected; and C. describes, briefly, systems and components as required in Sections 3 through 12, and D. reports the methods used to inspect the areas required in clauses 3.1.D and 5.1.C. 2.4 This Standard applies only to one and two family residential structures, to townhouses, and to their garages and carports. This Standard does not apply to structures under construction. 2.5 Inspectors are not required to perform any action, to make any recommendation, or to make any determination not required in this Standard. 3. STRUCTURAL COMPONENTS 3.1 The inspector shall: A. inspect the foundations, framing, and similar load bearing components; B. probe a representative number of load bearing components where deterioration is suspected or where clear indications of possible deterioration exist; DRAFT V3.1b 4/19/2011 2

3 C. describe: 1. the foundation, 2. the floor structure, 3. the wall structure, 4. the ceiling structure, 5. the roof structure; D. report the methods used to inspect attics and under floor crawl spaces, 3.2 The inspector is not required to: A. enter under floor crawl space areas that have less than two feet of vertical clearance between components and the ground or that have an access opening smaller than 18 inches by 24 inches; B. traverse attic load bearing components that are concealed by insulation or by other materials; C. probe components when probing would damage any finished surface or where no deterioration is visible or presumed to exist. 4. EXTERIOR 4.1 The inspector shall: 1. exterior wall cladding materials, flashing, and trim, 2. exterior doors and windows, 3. attached or adjacent decks, balconies, stoops, porches, steps, stairs, and their associated guards and handrails, 4. eaves, soffits, and fascias where accessible from the ground level, 5. vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building, 6. adjacent or entryway walkways, patios, and driveways; B. describe the exterior wall cladding materials. DRAFT V3.1b 4/19/2011 3

4 4.2 The inspector is not required to inspect: A. geological and/or soil conditions; B. erosion control and earth stabilization measures; C. seawalls, break walls, and docks; D. outbuildings other than garages and carports; E. fences and yard walls; and F. screening, shutters, awnings, and similar seasonal accessories. 5. ROOF COVERINGS 5.1 The inspector shall: 1. roof covering materials, 2. components used to carry water off a roof and away from a building, 3. flashing, 4. skylights, chimneys, and roof penetrations; B. describe roof covering materials, C. report the methods used to inspect the roof. 5.2 The inspector is not required to inspect: A. antennae; B. interiors of vents and chimneys that are not readily accessible; C. other installed accessories. DRAFT V3.1b 4/19/2011 4

5 6. PLUMBING 6.1 The inspector shall: 1. water supply and distribution components serving the interior of inspected structures, including the main shut off valve, all fixtures, and faucets, 2. hose bibbs installed on the exterior of inspected structures, 3. backflow prevention methods and devices, 4. drain, waste, and vent systems including all fixtures, 5. water heating equipment and hot water supply system, 6. chimneys and vent systems, 7. fuel storage and fuel distribution systems, 8. drainage sumps, sump pumps, and related piping; B. describe: 1. interior water supply piping materials and interior drain, waste, and vent piping materials, 2. water heating equipment including energy source(s), 3. location of main water and fuel shut off valves. 6.2 The inspector is not required to: 1. clothes washing machine connections, 2. interiors of chimneys and vent systems that are not readily accessible, 3. wells, well pumps, and water storage related equipment, 4. water conditioning systems and water filtration systems, 5. solar, geothermal, and other alternative energy water heating systems, 6. fire suppression and landscape irrigation systems, 7. private waste disposal systems, 8. water supply and distribution components serving the exterior of inspected structures except as required in 6.1.A.2; DRAFT V3.1b 4/19/2011 5

6 B. determine: 1. whether water supply and waste disposal systems are public or private, 2. water pressure, flow, and quality, 3. whether backflow prevention devices are functioning as intended, 4. the adequacy of combustion air components; C. operate automatic safety devices or manual stop valves; D. raise water level in fixtures other than to operate hydromassage tub pumps. 7. ELECTRICAL 7.1 The inspector shall: 1. service drop, 2. service entrance conductors, cables, and raceways, 3. service equipment and main disconnects, 4. service grounding, 5. bonding connections; 6. interior components of service panels and subpanels, 7. conductors, 8. overcurrent protection devices, 9. a representative number of installed lighting fixtures, ceiling fans, switches, and receptacles, B. test at the installed device: 1. arc fault circuit interrupt devices in unoccupied inspected buildings, 2. ground fault circuit interrupt devices in all inspected buildings; DRAFT V3.1b 4/19/2011 6

7 C. describe: 1. the amperage rating of the service equipment, 2. the location of main disconnect(s) and subpanels, 3. the predominant branch circuit wiring method such as non metallic cable, knob and tube, and armored cable, 4. the type(s) of branch circuit overcurrent protection devices such as fuses and circuit breakers; D. report the presence or absence of smoke and carbon monoxide alarms. 7.2 The inspector is not required to: 1. remote control devices, 2. smoke and carbon monoxide alarms, security systems, and other signaling and warning devices, 3. low voltage wiring systems and components, 4. ancillary wiring systems and components not a part of the primary electrical power distribution system, 5. solar, geothermal, wind, and other alternative energy systems; B. measure amperage, voltage, or impedance; C. test: 1. overcurrent protection devices except as specifically required in this Standard, 2. arc fault circuit interrupt devices in occupied inspected buildings. DRAFT V3.1b 4/19/2011 7

8 8. HEATING AND COOING 8.1 The inspector shall: 1. installed heating equipment, 2. installed central and through wall cooling equipment, 3. chimneys and vent systems, 4. distribution systems, 5. whole house fans, 6. kitchen, bathroom, laundry, and similar exhaust systems, 7. clothes dryer exhaust systems, B. report the absence of an installed heating source or an installed cooling source serving habitable rooms; C. describe: 1. energy sources, 2. heating and cooling systems. 8.2 The inspector is not required to: 1. interiors of chimneys and vent systems that are not readily accessible, 2. heat exchangers, 3. humidifiers or dehumidifiers, 4. electronic air filters and ultraviolet lights, 5. solar, geothermal, and other alternative energy heating systems, 6. window cooling units, 7. heat recovery and similar whole house mechanical ventilation systems; B. determine: 1. heating and cooling supply adequacy and distribution balance, 2. the adequacy of combustion air components. DRAFT V3.1b 4/19/2011 8

9 9. INTERIORS 9.1 The inspector shall inspect: A. walls, ceilings, and floors; B. steps, stairways, guards, and handrails; C. countertops and a representative number of installed cabinets; D. a representative number of windows and interior doors; E. garage vehicle doors and their automatic openers; F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate only one primary function. 9.2 The inspector is not required to inspect: A. paint, wallpaper, and other finish treatments; B. floor coverings; C. window treatments; D. central vacuum systems; E. any coatings on and the hermetic seals between panes of window glass; F. installed and free standing kitchen and laundry appliances not listed in Section 9.1.F; G. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance; H. operate, or confirm the operation of every control or feature of an inspected appliance. 10. INSULATION AND VENTILATION 10.1 The inspector shall: 1. insulation and vapor retarders in unfinished spaces, 2. ventilation of attics and foundation areas, B. describe insulation and vapor retarders in unfinished spaces. DRAFT V3.1b 4/19/2011 9

10 10.2 The inspector is not required to: A. disturb insulation; B. determine the adequacy of insulation and ventilation; 11. FIREPLACES AND SOLID FUEL BURNING APPLIANCES 11.1 The inspector shall: 1. masonry and factory built wood burning fireplaces, 2. decorative gas fireplaces, 3. wood burning stoves and fireplace inserts, 4. chimneys and vent systems, 5. the clearance between components inspected in 1 4 and readily accessible installed combustible materials; B. describe: 1. fireplaces, wood burning stoves, and fireplace inserts, 2. chimneys and vent systems The inspector is not required to: 1. the interiors of chimneys and vent systems that are not readily accessible, 2. fire screens and doors, 3. seals and gaskets, 4. automatic fuel feed devices, 5. mantles and fireplace surrounds, 6. combustion air components and to determine their adequacy, 7. heat distribution assists (gravity fed and fan assisted), 8. fuel burning fireplaces and appliances located outside the inspected structures; B. determine draft characteristics; C. move fireplace inserts and stoves or firebox contents. DRAFT V3.1b 4/19/

11 12. GENERAL EXCLUSIONS A. Inspectors are not required to inspect: 1. systems and components in areas that are not readily accessible, 2. underground items including, but not limited to, underground storage tanks, whether active or abandoned, and indications of their presence, 3. or to confirm conformity with energy efficiency requirements including, but not limited to, air infiltration and air sealing, ventilation, insulation amount and installation, radiant barriers, and HVAC equipment efficiency, 4. detached structures other than garages and carports, 5. common elements or common areas in multi unit housing, such as condominium properties or cooperative housing, 6. every occurrence of multiple similar components, 7. ornamental or decorative items that are not necessary for the intended functioning of systems and components, 8. recreational facilities such as spas, saunas, steam baths, swimming pools, exercise, entertainment, athletic, playground or other similar equipment, and associated accessories, and 9. or to operate any system or component that requires the use of codes, keys, combinations, remote controls, or devices. B. Inspectors are not required to determine: 1. the condition of systems or components that are not installed or that are not visible or readily accessible, 2. the strength, adequacy, effectiveness, or efficiency of any system or component, 3. soil conditions relating to geotechnical or hydrologic specialties, 4. the causes of any condition or deficiency, 5. whether any item, material, condition or component is subject to recall, controversy, litigation, product liability or other adverse claim or condition, 6. the methods, materials, or costs of corrections, 7. future conditions including but not limited to the failure and the remaining service life of systems and components, 8. the presence of any environmental hazards including, but not limited to, allergens, toxins, carcinogens, electromagnetic radiation, noise, radioactive substances, and contaminants in soil, water, and air, DRAFT V3.1b 4/19/

12 9. the presence of potentially hazardous substances, plants, animals, fungi, viruses, and bacteria, 10. the effectiveness of any system installed or method used to control or remove hazardous substances and conditions, 11. the suitability of the property for any specialized use, 12. compliance with regulatory requirements (codes, regulations, laws, ordinances, etc.) and compliance with manufacturer s installation instructions, 13. the market value of the property or its marketability, 14. the advisability of purchase of the property, 15. the operating costs of systems or components, and 16. the acoustical properties of any system or component. C. Inspectors are not required to: 1. offer or perform any act or service contrary to law or regulation, 2. enter any area or perform any procedure or operation that will, in the professional judgment of the inspector, likely be dangerous to the inspector or to other persons or to damage the property or its systems or components, 3. offer or perform architectural, engineering, or surveying services or to confirm or to evaluate such services performed by others, 4. offer or perform any trade or any professional service other than home inspection, 5. offer warranties or guarantees of any kind, 6. use specialized instruments, measurements, testing, calculations, or other advanced technical methods, 7. identify or report concealed conditions, latent defects, consequential damages, and cosmetic deficiencies that do not affect a component s ability to perform its intended function, 8. describe or report on any system or component that is not included in this Standard and that was not inspected, 9. move personal property, furniture, equipment, plants, soil, snow, ice, or debris, 10. disassemble or remove any devices, covers, or other components except easily opened access panels that are readily accessible, 11. reset, reprogram, or otherwise adjust devices affected by testing designated in this Standard, DRAFT V3.1b 4/19/

13 12. operate shutoff and manual stop valves, 13. operate any system or component that cannot be activated using normal operating controls, and any system that is otherwise shut down or inoperable, 14. ignite or extinguish fires, pilot lights, burners, and other open flames that require manual ignition, and 15. operate outdoor cooking appliances. 13. GLOSSARY OF ITALICIZED TERMS Component A primary part of a functionally related group that works together as a system, not including ancillary parts that do not contribute to the intended function of the system Describe To identify a system or component by its distinguishing characteristics Easily opened access panel A panel or covered opening that: (1) provides essential access to inspect systems or components that are required to be inspected by this Standard, (2) can be opened and closed by one person, (3) is not higher than 10 feet above the floor, (4) the opening of which presents no risk or danger to persons or property, (5) the opening of which involves no dismantling (except as specifically required in this Standard) nor destructive measures, and (6) is not sealed Further evaluate Examination and analysis by a qualified professional, tradesman, or service technician using techniques that are beyond the scope of inspections performed in conformity with this Standard and/or expertise beyond that of a home inspector Installed A system or component that is connected or set in position and prepared for use and that requires tools for removal Normal operating controls Devices such as thermostats, switches, or valves intended to be operated by the homeowner Readily Accessible Available for visual inspection that will not involve: (1) risk to persons or property, (2) moving furnishings or personal property of any kind, (3) dismantling, and (4) destructive measures Representative Number One component per room for multiple similar interior components such as electrical receptacles; one component on each side of the building for multiple similar exterior components System A combination of interacting or interdependent components, assembled to carry out one or more functions. DRAFT V3.1b 4/19/

14 Under floor Crawl Space The area within the confines of the foundation and between the ground and the underside of the floor DRAFT V3.1b 4/19/

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