ASHI STANDARDS OF PRACTICE
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Effective 1 January 2000
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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:
- readily accessible
systems
and components
of homes listed in these Standards of Practice.
- installed
systems and components of homes listed in these Standards of
Practice.
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
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:
- the foundation and report
the methods used to inspect the
under-floor crawl space.
- the floor structure.
- the wall structure.
- the ceiling structure.
- 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:
- 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
5.1 The inspector shall:
A. inspect:
- the roof covering.
- the roof drainage systems.
- the flashings.
- 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:
- antennae.
- interiors of flues or chimneys which are not readily accessible.
- other installed
accessories.
6.
PLUMBING SYSTEM
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
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:
- the amperage and voltage rating of the service
- the location of main disconnect(s) and sub panels
- the wiring methods
C. report:
- on the presence of solid conductor aluminum branch circuit wiring
- on the absence of smoke detectors
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
8.1 The inspector shall:
A. inspect:
- the installed heating equipment.
- the vent systems, flues, and chimneys.
B. describe
- the energy source.
- the heating method by its distinguishing characteristics.
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
9.1 The inspector shall:
A. inspect the installed
central and through-wall cooling equipment.
B. describe:
- the energy source.
- 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:
- 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
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:
- the insulation and vapor retarders in unfinished spaces.
- 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 :
- the system components.
- the vent systems, flues, and chimneys.
B. describe:
- the fireplaces and solid fuel burning appliances.
- the chimneys.
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
13.1 General limitations:
A. Inspections performed in accordance with these Standards of Practice
- are not technically exhaustive.
- 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:
- 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:
- any system or component which is
shut down or otherwise inoperable.
- any system or component which does not respond to
normal operating controls.
- shut-off valves.
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 ITALICIZED 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.
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