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American
Society of Home Inspectors
STANDARDS OF PRACTICE AND CODE OF ETHICS
TABLE OF CONTENTS
Standards of Practice
Section Description:
- Introduction
- Purpose & Scope
- Structural System
- Exterior
- Roof System
- Plumbing System
- Electrical System
- Heating System
- Air Conditioning Systems
- Interior
- Insulation and Ventilation
- Fireplaces and Solid Fuel
Burning Appliances
- General Limitations and
Exclusions
Glossary
Code of Ethics
Italicized words in the Standards of
Practice are defined in the Glossary.
ASHI Standards of Practice
Effective
January 1, 2000
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:
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
a 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 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:
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 shutoff
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.
C.
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 AND 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 mantels 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
are
not readily accessible.
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 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 multiunit
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 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
Decorative
Ornamental;
not required for
the
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 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 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 "nonmetallic
sheathed
cable"
("Romex"), "armored cable"
("bx")
or "knob and
tube",
etc.
ASHI
CODE OF ETHICS
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