ASHI Standards of Practice (Effective October 15, 2006)
TABLE OF CONTENTS
Section
1. INTRODUCTION
2. PURPOSE AND SCOPE
3. STRUCTURAL SYSTEM
4. EXTERIOR
5. ROOF SYSTEM
6. PLUMBING SYSTEM
7. ELECTRICAL SYSTEM
8. HEATING SYSTEM
9. AIR CONDITIONING SYSTEMS
10. INTERIOR
11. INSULATION AND VENTILATION
12. FIREPLACES AND SOLID FUEL BURNING APPLIANCES
13. GENERAL LIMITATIONS AND EXCLUSIONS
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
are private 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 home inspectors who subscribe to these Standards of Practice.
Home Inspections performed to these Standards of Practice are intended to provide
the client with objective information regarding the condition of the systems and
components of the home as inspected at the time of the home inspection.
Redundancy in the description of the requirements, limitations and exclusions
regarding the scope of the home inspection is provided for emphasis only.
2.2 Inspectors shall:
A.adhere to the Code of Ethics of the American Society of Home Inspectors.
B. inspect readily accessible, visually observable, installed systems and components
listed in these Standards of Practice.
C.report :
1.those systems and components inspected that, in the professional judgment
of the inspector, are not functioning properly, significantly deficient, unsafe, or are
near the end of their service lives.
2.recommendations to correct, or monitor for future correction, the deficiencies
reported in 2.2.C.1, or items needing further evaluation. (Per Exclusion 13.2.A.5
inspectors are NOT required to determine methods, materials, or costs of
corrections.
3.reasoning or explanation as to the nature of the deficiencies reported in 2.2.C.1,
that are not self-evident.
4.systems and components designated for inspection in these Standards of
Practice that were present at the time of the home inspection but were not
inspected and the reason(s) that 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 in Section 2.2.B..
B.designing or 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.structural components including the 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 or presumed to exist.
B.describe
1. the methods used to inspect under-floor crawl spaces and attics.
2.the foundation.
3.the floor structure.
4.the wall structure.
5.the ceiling structure.
6.the roof structure.
3.2 The inspector is NOT required to
A.provide any engineering service or architectural services or analysis.
B.offer an opinion as to the adequacy of any structural system or component
4. EXTERIOR
4.1 The inspector shall:
A.inspect :
1.siding, flashing and trim.
2.all exterior doors.
3.attached or adjacent decks, balconies, stoops, steps, porches, and their
associated railings.
4.eaves, soffits, and fascias where accessible from the ground level.
5.the 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:
1. siding.
4.2 The inspector is NOT required to inspect:
A.screening, shutters, awnings, and similar seasonal accessories.
B.fences.
C.geological and/or soil conditions.
D.recreational facilities.
E.outbuildings other than garages and carports.
F.seawalls, break-walls, and docks.
G.erosion control and earth stabilization measures.
5. ROOFING
5.1 The inspector shall:
A.inspect:
1.roofing materials.
2.roof drainage systems.
3.flashing
4.skylights, chimneys, and roof penetrations.
B.describe
1.roofing materials
2.methods used to inspect the roof.
5.2 The inspector is NOT required to inspect:
A.antennae.
B.interiors of flues or chimneys which are not readily accessible.
C.other installed accessories.
6. PLUMBING
6.1 The inspector shall:
A.inspect:
1.interior water supply and distribution systems including all fixtures and faucets.
2.drain, waste and vent systems including all fixtures.
3.water heating equipment and hot water supply system
4.vent systems, flues, and chimneys.
5.fuel storage and fuel distribution systems.
6.drainage sumps, sump pumps, and related piping.
B.describe :
1.water supply, drain, waste, and vent piping materials.
2.water heating equipment including the energy source(s).
3.location of main water and main fuel shut-off valves.
6.2 The inspector is NOT required to:
A.inspect :
1.clothes washing machine connections.
2.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.water supply quantity or quality.
3.operate safety valves or shutoff valves.
C.operate automatic safety valves or manual stop valves.
7. ELECTRICAL SYSTEM
7.1 The inspector shall
A.inspect :
1.service drop.
2.service entrance conductors, cables, and raceways.
3.service equipment and main disconnects.
4.service grounding.
5.interior components of service panels and sub panels.
6.conductors.
7.overcurrent protection devices.
8.a representative number of installed lighting fixtures, switches, and receptacles.
9.ground fault circuit interrupters.
B.describe:
1.amperage and voltage rating of the service.
2.location of main disconnect(s) and sub panels.
3.presence of solid conductor aluminum branch circuit wiring.
4.presence or absence of smoke detectors.
5.wiring methods.
7.2 The inspector is NOT required to:
A.inspect:
1.remote control devices.
2.alarm systems and components.
3.low voltage wiring, systems and components.
4.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.open readily openable access panels.
B.inspect:
1.installed heating equipment.
2.vent systems, flues, and chimneys.
C.describe:
1.energy source(s).
2.the heating systems.
8.2 The inspector is NOT required to:
A.inspect:
1.interiors of flues or chimneys which are not readily accessible.
2.heat exchangers.
3.humidifier or dehumidifiers.
4.electronic air filters.
5.solar space heating systems.
B.determine heat supply adequacy or distribution balance.
9. AIR CONDITIONING
9.1 The inspector shall:
A.open readily openable access panels.
B.inspect:
1.central and through-wall equipment
2.distributions systems.
C.describe:
1.energy source(s)
2.cooling systems.
9.2 The inspector is NOT required to:
A.inspect electronic air filters.
B.determine cooling supply adequacy or distribution balance.
C.inspect window air conditioning units.
10. INTERIORS
10.1 The inspector shall inspect:
A.walls, ceilings, and floors.
B.steps, stairways, and railings.
C.countertops and a representative number of installed cabinets.
D.a representative number of doors and windows.
E.garage doors and garage door operators.
10.2 The inspector is NOT required to inspect:
A.paint, wallpaper, and other finish treatments.
B.carpeting.
C.window treatments.
D. central vacuum systems.
E.household appliances.
F.recreational facilities.
11. INSULATION AND VENTILATION
11.1 The inspector shall:
A.inspect:
1.insulation and vapor retarders in unfinished spaces.
2.ventilation of attics and foundation areas.
3.mechanical ventilation systems.
B.describe:
1.insulation and vapor retarders in unfinished spaces.
2.absence of insulation in unfinished spaces at conditioned surfaces.
11.2 The inspector is NOT required to disturb insulation.
See 13.2.A.11 and 13.2.A.12.
12. FIREPLACES AND SOLID FUEL BURNING APPLIANCES
12.1 The inspector shall:
A.inspect:
1.system components.
2.chimneys and vents
B.describe:
1.fireplaces and solid fuel burning appliances.
2.chimneys.
12.2 The Inspector is NOT required to:
A.inspect:
1.interiors of flues or chimneys.
2.firescreens and doors.
3.seals and gaskets.
4.automatic fuel feed devices.
5.mantles and fireplace surrounds.
6.combustion make-up air devices.
7.heat distribution assists (gravity controlled or fan assisted).
B.ignite or extinguish fires.
C.determine draft characteristics.
D.move fireplace inserts and stoves or firebox contents.
13. GENERAL LIMITATIONS AND EXCLUSIONS
13.1 General limitations:
A.The inspector is NOT required to perform any action or make any determination
not specifically stated in these Standards of Practice.
B.Inspections performed in accordance with these Standards of Practice:
1.are not technically exhaustive.
2.are not required to identify concealed conditions, latent defects or
consequential damage(s).
C.These Standards of Practice are applicable to buildings with four or fewer dwelling
units and their garages or carports.
13.2 General exclusions:
A.Inspectors are NOT required to determine:
1.conditions of systems or components which are not readily accessible.
2.remaining life expectancy of any system or component.
3.strength, adequacy, effectiveness, or efficiency of any system or component.
4.the causes of any condition or deficiency.
5.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.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 including
mold or mold-like substances
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 method utilized to control or
remove suspected hazardous substances.
14.operating costs of systems or components.
15.acoustical properties of any system or component.
16. soil conditions relating to geotechnical or hydrologic specialties.
B.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.
C.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 or manual stop valves.
D.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.
E.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.items that are not installed.
3.installed decorative items.
4.items in areas that are not entered in accordance with 13.2.D..
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.
F.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 it's systems or components.
2.describe or report on any system or component that is not included in these
Standards and was not inspected.
3.move suspended ceiling tiles, personal property, furniture, equipment, plants,
soil, snow, ice, or debris.
4.dismantle any system or component, except as explicitly required by these
Standards of Practice.
GLOSSARY
ALARM SYSTEMS
Warning devices, installed or free-standing, including but not limited to: carbon
monoxide detectors, flue gas and other spillage detectors and security equipment.
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 operation of the essential systems and components
of a home.
DESCRIBE:
To identify (in writing) a system or component by its type or other distinguishing
characteristics.
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 maintenance.
ENGINEERING
The application of scientific knowledge for the design, control, or use of building
structures, equipment, or apparatus.
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 freestanding
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 readily
accessible 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 receptacle; 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.
SIDING
Exterior wall covering and cladding; such as: aluminum, asphalt, brick,cement/
asbestos, EIFS, stone, stucco, veneer, vinyl, wood, etc.
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.
UNDERFLOOR 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 bodily 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, armored cable,or knob and tube, etc.
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