ASHI Standard of Practice - ca 2001

ASHI Home Inspection Standards of Practice - 2001
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This is a public, consumer information document describing the Standards of Practice for professional home inspectors in the United States and Canada. NOTE: the web author (DJF) collects the history of the ASHI and other Home Inspection Standards of Practice, and links to other Home Inspection Standards at this web page. Readers should also check ashi.com for the latest version of this document.

Standards of Practice of the American Society of Home Inspectors

Proposed revisions to Current ASHI STANDARDS OF PRACTICE effective January 1, 2001

Rev 2.243 - changes reflect committee action through 2/1/01

Proposed revisions, if approved, to be effective July 1, 2001

Date: 2/1/01

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 installed systems and components that are both designated for inspection in these Standards of Practice and readily accessible.

B. report:

1. on those systems and components inspected or designated for inspection in these Standards of Practice that, 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 judged significantly deficient or near the end of its service life.

3. the inspector's recommendations whether for correction, monitoring, or further evaluation of the reported deficiency.

4. on any installed systems and components designated for inspection in these Standards of Practice that were not inspected and the reason they were not inspected.

2.3 These Standards of Practice are not intended to limit the inspector 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 agrees 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 the:

1. foundation and report the methods used to inspect the under-floor crawl space.

2. floor structure.

3. wall structure.

4. ceiling structure.

5. 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:

1. wall coverings, flashings, and trim.

2. doors and windows.

3. attached decks, balconies, stoops, steps, porches, and their associated railings.

4. eaves, soffits, and fascias.

5. 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 the:

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 the:

1. roof covering.

2. roof drainage systems.

3. flashings.

4. 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 the:

1. antennae.

2. other installed accessories.

6. PLUMBING SYSTEM

6.1 The inspector shall:

A. inspect the:

1. water supply and distribution systems including all fixtures and faucets.

2. drain, waste, and vent systems including all fixtures.

3. water heating equipment.

4. exterior of vent systems, flues, and chimneys.

5. fuel storage and fuel distribution systems.

6. drainage sumps, sump pumps, and related piping.

B. describe the:

1. water supply, drain, waste, and vent piping materials.

2. water heating equipment including the energy source.

3. location of main water and main fuel shut-off valves.

6.2 The inspector is NOT required to:

A. inspect the:

1. clothes washing machine connections.

2. wells, well pumps, water storage, or related equipment.

3. water conditioning systems.

4. solar water heating systems.

5. fire suppression and irrigation systems.

6. private waste disposal systems.

B. determine:

1. whether the 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 the:

1. service drop.

2. service entrance conductors, cables, and raceways.

3. service equipment and main disconnects.

4. service grounding.

5. service panels, sub panels, and their components within.

6. overcurrent protection devices.

7. conductors.

8. ground fault circuit interrupters and a representative number of installed lighting fixtures, switches, and receptacles..

B. describe the:

1. amperage and voltage rating of the service.

2. location of main disconnect(s) and sub panels.

3. wiring methods.

C. report the:

1. presence of solid conductor aluminum branch circuit wiring.

2. absence of smoke detectors.

7.2 The inspector is NOT required to:

A. inspect the:

1. remote control devices unless the device is the only control device.

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. inspect the:

1. installed heating equipment.

2. exterior of vent systems, flues, and chimneys.

B. describe the:

1. energy source.

2. heating method by its distinguishing characteristics.

8.2 The inspector is NOT required to:

A. inspect the:

1. heat exchanger.

2. humidifier or dehumidifier.

3. electronic air filter.

4. solar space heating system.

B. determine the 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:

1. energy source

2. cooling method by its distinguishing characteristics.

9.2 The inspector is NOT required to:

A. inspect electronic air filters.

B. determine the cooling supply adequacy or distribution balance.

10. INTERIOR

10.1 The inspector shall:

A. inspect the:

1. walls, ceilings, and floors.

2. steps, stairways, and railings.

3. countertops and a representative number of installed cabinets.

4. garage doors and garage door operators and a representative number of doors and windows.

10.2 The inspector is NOT required to:

A. inspect the:

1. paint, wallpaper, and other finish treatments.

2. carpeting.

3. window treatments.

4. central vacuum systems.

5. kitchen, laundry, and similar appliances, whether installed or free-standing.

6. recreational facilities.

11. INSULATION AND VENTILATION

11.1 The inspector shall:

A. inspect the:

1. insulation and vapor retarders in unfinished spaces.

2. ventilation of attics and foundation areas.

3. mechanical ventilation systems.

B. describe the:

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:

A. disturb insulation or vapor retarders.

B. determine indoor air quality.

12. FIREPLACES AND SOLID FUEL BURNING STOVES AND APPLIANCES

12.1 The inspector shall:

A. inspect the:

1. system and its components.

2. exterior of vent systems, flues, and chimneys.

B. describe the:

1. fireplaces, stoves, and appliances.

2. chimneys.

12.2 The inspector is NOT required to:

A. inspect the:

1. firescreens and doors.

2. seals and gaskets.

3. automatic solid fuel feed devices.

4. mantles and fireplace surrounds.

5. combustion make-up air devices.

6. 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 law.

B. The inspector is NOT required to determine:

1. the condition of or describe systems or components that are not readily accessible including, but not limited to, the interiors of vent systems, flues, or chimneys.

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 or method 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. The inspector is NOT required to offer or provide:

1. any service contrary to law.

2. work in any trade, engineering services, or any professional service other than Home Inspection.

3. warranties or guarantees of any kind.

D. The inspector is NOT required to operate:

1. any system or component that cannot be operated by or does not respond to normal operating controls, is shut down, or is otherwise not functional.

2. safety valves, shut-off valves, electrical disconnects, or overcurrent protection devices.

E. The inspector is NOT required to enter:

1. any area that 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 that are not readily accessible.

F. The inspector is NOT required to inspect, describe or report on:

1. underground items, whether in use or not in use, including, but not limited to, storage tanks.

2. systems or components that are not installed.

3. decorative or ornamental items not required for the operation of the essential systems and components of a home.

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 multi-unit housing, such as condominium properties or cooperative housing.

G. The inspector is NOT required to:

1. perform any procedure or operation that 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. dismantle any system or component other than readily openable access panels and electrical panel covers.

GLOSSARY OF ITALICIZED TERMS

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

Describe

To report a system or component by its type or other observed, significant characteristics to distinguish it from other systems or components serving a similar function

Dismantle

To take apart or remove any system or component

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

A professional service by a disinterested inspector who impartially examines, operates, and reports, in writing, on the readily accessible systems and components of a home as designated in these Standards of Practice

Inspect

To examine systems and components of a building in accordance with these Standards of Practice using normal operating controls where available

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 from safe walking surfaces without dismantling items or moving personal property, equipment, furniture, suspended ceiling tiles, soil, plants, snow, ice, or debris

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

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 that 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" ("Romex"), "armored cable" ("BX"), or "knob and tube", etc.

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Standards of Practice of the American Society of Home Inspectors

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ASHI Standard of Practice - ca 2001