Home
Water Testing
Radon Testing
Schedule
an Inspection
Certified
Member
#010749
American
Society of Home Inspectors
STANDARDS OF PRACTICE AND CODE
OF ETHICS
CONTENTS:
PREFACE
1. INTRODUCTION
2. PURPOSE AND SCOPE
3. GENERAL LIMITATIONS AND
EXCLUSIONS
4. STRUCTURAL COMPONENTS
5. EXTERIOR
6. ROOFING
7. PLUMBING
8. ELECTRICAL
9. HEATING
10. CENTRAL AIR CONDITIONING
11. INTERIORS
12. INSULATION & VENTILATION
Glossary
CODE OF ETHICS
PREFACE
Home Inspection
Home inspection began as a consumer service in the early 1970’s in
direct response to the growing demand by home buyers to learn about the
condition of a house prior to purchase. It is a unique discipline,
distinct from construction, engineering, architecture, or municipal
building inspection, and as such requires its own set of professional
guidelines and qualifications. It was for this reason that the American
Society of Home Inspectors (ASHI®) was formed in 1976. A home
inspection in accordance with ASHI’s® Standards of Practice helps
buyers to make a sound purchasing decision based on accurate, objective
information.
American Society of Home Inspectors
ASHI® is the oldest and most respected professional organization of
home inspectors in North America. Its purpose is to build public
awareness of home inspection and enhance the technical and ethical
performance of professional home inspectors.
Standards of Practice
The ASHI® Standards of Practice guide home inspectors in the
performance of their inspections. They are the most widely accepted home
inspection guidelines in use, and include all of the home’s major
systems and components. The ASHI® Standards of Practice and Code of
Ethics are recognized by many government, professional, and legal
authorities as the definitive standard for professional
performance.
Code of Ethics
The American Society of Home Inspectors’ Code of Ethics stresses the
home inspector’s responsibility to act in a strictly fair, impartial,
and professional manner, and protects consumers from conflicts of
interest.
Inspector Qualifications
Selecting the right home inspector can be as important as finding the
right home. Members of ASHI® have demonstrated their proficiency by
performing no fewer that 250 fee-paid home inspections in accordance
with the ASHI® Standards of Practice; they have also passed a series of
written examinations testing their knowledge of residential
construction, inspection techniques, report-writing, and ASHI’s®
Standards of Practice and Code of Ethics. Membership in the American
Society of Home Inspectors is an earned credential, and the best
evidence of an inspector’s competence and professionalism.
1.0 INTRODUCTION
1.1 The American Society of Home Inspectors, Inc. (ASHI) is a
not-for-profit professional society established in 1976 whose volunteer
membership consists of private, fee-paid home inspectors. ASHI's
objectives include promotion of excellence within the profession and
continual improvement of its member's inspection services to the public.
1.2 These Standards of Practice:
A. provide inspection guidelines
B. make public the services provided by private fee-paid inspectors
C. define certain terms relating to these inspections
2.0 PURPOSE AND SCOPE
2.1 Inspections performed to these guidelines are intended to provide
the client with a better understanding of the property conditions, as
observed at the time of the inspection.
2.2 Inspectors shall:
A. observe readily accessible installed systems and components listed in
these Standards.
B. submit a written report to the client which shall:
1. describe those components specified to be described in sections 4-12
of these Standards
2. state which systems and components designated for inspection in these
Standards have been
inspected
3. state any systems and components so inspected which were found to be
in need of immediate major
repair
2.3 These Standards are not intended to limit inspectors from:
A. reporting observations and conditions in addition to those required
in Section 2.2
B. excluding systems and components from the inspection if requested by
the client
3.0 GENERAL LIMITATIONS
AND EXCLUSIONS
3.1 General limitations:
A. Inspections done in accordance with these Standards are visual and
are not technically exhaustive.
B. These Standards are applicable to buildings with four or less
dwelling units and their garages or carports.
3.2 General exclusions:
A. Inspectors are NOT required to report on:
1. life expectancy of any component or system
2. the causes of the need for a major repair
3. the methods, materials and costs of corrections
4. the suitability of the property for any specialized use
5. compliance or non-compliance with applicable regulatory requirements
6. the market value of the property or its marketability
7. the advisability or inadvisability of purchase of the property
8. any component or system which was not observed
9. the presence or absence of pests such as wood damaging organisms,
rodents, or insects
10. cosmetic items, underground items, or items not permanently
installed
B. Inspectors are NOT required to:
1. offer or perform any act or service contrary to law
2. offer warranties or guarantees of any kind
3. offer or perform engineering, architectural, plumbing, or any other
job function requiring an occupational
license in the jurisdiction where the inspection is taking place, unless
the inspector holds a valid
occupational license, in which case he/she may inform the client that
he/she is so licensed, and is
therefore qualified to go beyond the ASHI Standards of Practice, and for
an additional fee, perform
additional inspections beyond those within the scope of the basic ASHI
inspection
4. calculate the strength, adequacy, or efficiency of any system or
component
5. enter any area or perform any procedure which may damage the property
or its components or be
dangerous to the inspector or other persons
6. operate any system or component which is shut down or otherwise
inoperable
7. operate any system or component which does not respond to normal
operating controls
8. disturb insulation, move personal items, furniture, equipment, plant
life, soil, snow, ice, or debris which
obstructs access or visibility
9. determine the presence or absence of any suspected hazardous
substance including but not limited to
toxins, carcinogens, noise, contaminants in soil, water, and air
10. determine the effectiveness of any system installed to control or
remove suspected hazardous
substances
11. predict future conditions, including but not limited to failure of
components
12. project operating costs of components
13. evaluate acoustical characteristics of any system or component
3.3 Limitations and exclusions specific to individual systems are listed
in the following sections.
4.0 SYSTEM: STRUCTURAL COMPONENTS
4.1 The inspector shall observe:
A. structural components including:
1. foundation
2. floors
3. walls
4. columns
5. ceilings
6. roofs
4.2 The inspector shall:
A. describe the type of:
1. foundation
2. floor structure
3. wall structure
4. columns
5. ceiling structure
6. roof structure
B. probe structural components where deterioration is suspected.
However, probing is NOT required when probing
would damage any finished surface
C. enter underfloor crawl spaces and attic spaces except when access is
obstructed, when entry could damage the
property, or when dangerous or adverse situations are suspected.
D. report the methods used to observe underfloor crawl spaces and attics
E. report signs of water penetration into the building or signs of
abnormal or harmful condensation on building
components.
5.0 SYSTEM: EXTERIOR
5.1 The inspector shall observe:
A. wall cladding, flashings and trim
B. entryway doors and representative number of windows
C. garage door operators
D. decks, balconies, stoops, steps, areaways, and porches including
railings
E. eaves, soffits, and fascias
F. vegetation, grading, drainage, driveways, patios, walkways and
retaining walls with respect to their effect on the
condition of the building
5.2 The inspector shall:
A. describe wall cladding materials
B. operate all entryway doors and representative number of windows,
including garage doors, manually or by using
permanently installed controls of any garage door operator.
C. report whether or not any garage door operator will automatically
reverse or stop when meeting reasonable
resistance during closing
5.3 The inspector is NOT required to observe:
A. storm windows, storm doors, screening, shutters, awnings and similar
seasonal accessories
B. fences
C. safety glazing
D. garage door operator remote control transmitters
E. geological conditions
F. soil conditions
G. recreational facilities
H. outbuildings other than garages and carports
6.0 SYSTEM: ROOFING
6.1 The inspector shall observe:
A. roof coverings
B. roof drainage systems
C. flashings
D. skylights, chimneys and roof penetrations
E. signs of leaks or abnormal condensation on building components
6.2 The inspector shall:
A. describe the type of roof covering materials
B. report the methods used to observe the roofing
6.3 The inspector is NOT required to:
A. walk on the roofing
B. observe attached accessories including but not limited to solar
systems, antennae, and lightning arrestors
7.0 SYSTEM: PLUMBING
7.1 The inspector shall observe:
A. interior water supply and distribution system including:
1. piping materials, including supports and insulation
2. fixtures and faucets
3. functional flow
4. leaks
5. cross connections
B. interior drain, waste and vent system including:
1. traps; drain, waste, and vent piping; piping supports and pipe
insulation
2. leaks
3. functional drainage.
C. hot water systems including:
1. water heating equipment
2. normal operating controls
3. automatic safety controls
4. chimneys, flues, and vents
D. fuel storage and distribution systems including:
1. interior fuel storage equipment, supply piping, venting, and supports
2. leaks
E. sump pump
7.2 The inspector shall:
A. describe:
1. water supply and distribution piping materials
2. drain, waste, and vent piping materials
3. water heating equipment
B. operate all plumbing fixtures, including their faucets and all
exterior faucets attached to the house.
7.3 The inspector is NOT required to:
A. state the effectiveness of anti-siphon devices
B. determine whether water supply and waste disposal systems are public
or private
C. operate automatic safety controls
D. operate any valve except water closet flush valves, fixture faucets
and hose faucets
E. observe:
1. water conditioning systems
2. fire and lawn sprinkler systems
3. on-site water supply quantity and quality
4. on-site waste disposal systems
5. foundation irrigation systems
6. spas, except as to functional flow and functional drainage
8.0 SYSTEM: ELECTRICAL
8.1 The inspector shall observe:
A. service entrance conductors
B. service equipment, grounding equipment, main overcurrent device, main
and distribution panels
C. amperage and voltage ratings of the service
D. branch circuit conductors, their overcurrent devices, and the
compatibility of their ampacities and voltages
E. the operation of a representative number of installed lighting fixtures, switches and receptacles located inside the house,
garage, and on its exterior walls
F. the polarity and grounding of all receptacles within six feet of
interior plumbing fixtures, and all receptacles in the
garage or carport, and on the exterior of inspected structures
G. the operation of Ground Fault Circuit Interrupters.
8.2 The inspector shall:
A. describe:
1. service amperage and voltage
2. service entry conductor materials
3. service type as being overhead or underground
4. location of main and distribution panels
B. report any observed aluminum branch circuit wiring
8.3 The inspector is NOT required to:
A. insert any tool, probe, or testing device inside the panels
B. test or operate any overcurrent device except Ground Fault Circuit
Interrupters
C. dismantle any electrical device or control other than to remove the
covers of the main and auxiliary distribution
panels
D. observe:
1. low voltage systems
2. smoke detectors
3. telephone, security, cable TV, intercoms, or other ancillary wiring
that is not a part of the
primary electrical distribution system
9.0 SYSTEM: HEATING
9.1 The inspector shall observe:
A. Permanently installed heating systems including:
1. heating equipment
2. normal operating controls
3. automatic safety controls
4. chimneys, flues, and vents
5. solid fuel heating devices
6. heat distribution systems including fans, pumps, ducts and piping,
with supports,
dampers, insulation, air filters, registers, radiators, fan-coil units,
convectors
7. the presence of an installed heat source in each room
9.2 The inspector shall:
A. describe:
1. energy source
2. heating equipment and distribution type
B. operate the systems using normal operating controls
C. open readily openable access panels provided by the manufacturer or
installer for routine homeowner maintenance
9.3 The inspector is NOT required to:
A. operate heating systems when weather conditions or other
circumstances may cause equipment damage
B. operate automatic safety controls.
C. ignite or extinguish solid fuel fires.
D. observe:
1. the interior of flues
2. fireplace insert flue connections
3. humidifiers
4. electronic air filters
5. the uniformity or adequacy of heat supply to the various rooms
10.0 SYSTEM: CENTRAL AIR
CONDITIONING
10.1 The inspector shall observe:
A. Central Air Conditioning including:
1. cooling and air handling equipment
2. normal operating controls
B. distribution systems including:
1. fans, pumps, ducts and piping, with supports, dampers, insulation,
air filters, registers
and fan-coil units
2. the presence of an installed cooling source in each room
10.2 The inspector shall:
A. describe:
1. energy sources.
2. cooling equipment type.
B. operate the systems using normal operating controls.
C. open readily openable access panels provided by the manufacturer or
installer for routine homeowner maintenance
10.3 The inspector is NOT required to:
A. operate cooling systems when weather conditions or other
circumstances may cause equipment damage.
B. observe non-central air conditioners
C. observe the uniformity or adequacy of cool-air supply to the various
rooms
11.0 SYSTEM: INTERIORS
11.1 The inspector shall observe:
A. walls, ceilings, and floors
B. steps, stairways, balconies, and railings
C. counters and a representative number of cabinets
D. a representative number of doors and windows
E. separation walls, ceilings, and doors between a dwelling unit and an
attached garage or another dwelling unit
F. sumps
11.2 The inspector shall:
A. operate a representative number of primary windows and interior doors
B. report signs of water penetration into the building or signs of
abnormal or harmful condensation on building
components
11.3 The inspector is NOT required to observe:
A. paint, wallpaper, and other finish treatments on the interior walls,
ceilings, and floors
B. carpeting
C. draperies, blinds, or other window treatments
D. household appliances
E. recreational facilities or another dwelling unit
12.0 SYSTEM: INSULATION &
VENTILATION
12.1 The inspector shall observe:
A. insulation and vapor retarders in unfinished spaces
B. ventilation of attics and foundation areas
C. kitchens, bathroom, and laundry venting system
12.2 The inspector shall describe:
A. insulation and vapor retarders in unfinished spaces
B. absence of same in unfinished space at conditioned surfaces
12.3 The inspector is NOT required to report on:
A. concealed insulation and vapor retarders
B. venting equipment which is integral with household appliances
Glossary
Automatic Safety Controls:
Devices designed and installed to protect systems and components from
excessively high or low pressures and temperatures, excessive electrical
current, loss of water, loss of ignition, fuel leaks, fire, freezing, or
other unsafe conditions.
Central Air Conditioning:
A system which uses ducts to distribute cooled and/or dehumidified air
to more than one room or uses pipes to distribute chilled water to heat
exchangers in more than one room, and which is not plugged into an
electrical convenience outlet.
Component:
A readily accessible and observable aspect of a system, such as a floor,
or a wall, but not individual pieces such as boards or nails where many
similar pieces make up the component.
Cross Connection:
Any physical connection or arrangement between potable water and any
source of contamination.
Dangerous or Adverse Situations:
Situations which pose a threat of injury to the inspector, and those
situations which require use of special protective clothing or safety
equipment.
Describe:
Report in writing a system or component by its type, or other observed
characteristics, to distinguish it from other components used for the
same purpose.
Dismantle:
To take apart of remove any component, device or piece of equipment that
is bolted, screwed, or fastened by other means and that would not be
dismantled by a homeowner in the course of normal household maintenance.
Engineering:
Analysis or design work requiring extensive preparation and experience
in the use of mathematics, chemistry, physics, and the engineering
sciences.
Enter:
To go into an area to observe all visible components.
Functional Drainage:
A drain is functional when it empties in a reasonable amount of time and
does not overflow when another fixture is drained
simultaneously.
Functional Flow:
A reasonable flow at the highest fixture in a dwelling when another
fixture is operated simultaneously.
Household Appliances:
Kitchen and laundry appliances, room air conditioners, and similar
appliances.
Inspector:
Any person who examines any component of a building, through visual
means and through normal user controls, without the use of mathematical
sciences.
Installed:
Attached or connected such that the installed item requires tools for
removal.
Normal Operating Controls:
Homeowner operated devices such as a thermostat, wall switch, or safety
switch.
Observe:
The act of making a visual examination.
On-site Water Supply Quality:
Water quality is based on the bacterial, chemical, mineral, and solids
content of the water.
On-site Water Supply Quantity:
Water quantity is the rate of flow of water.
Operate:
To cause systems or equipment to function.
Primary Windows and Doors:
Windows and/or exterior doors which are designed to remain in their
respective openings year round and not left open for the entire summer.
Readily Openable Access Panel:
A panel provided for homeowner inspection and maintenance which has
removable or operable fasteners or latch devices in order to be lifted
off, swung open, or otherwise removed by one person, and its edges and
fasteners are not painted in place. Limited to those panels within
normal reach or from a 4-foot stepladder, and which are not blocked by
stored items, furniture, or building components.
Recreational Facilities:
Spas, saunas, steam baths, swimming pools, tennis courts, playground
equipment, and other exercise, entertainment, or athletic facilities.
Representative Number:
For multiple identical components such as windows and electric outlets
-- one such component per room. For multiple identical exterior
components -- one such component on each side of the building.
Roof Drainage Systems:
Gutters, downspouts, leaders, splashblocks, and similar components used
to carry water off a roof and away from a building.
Safety Glazing:
Tempered glass, laminated glass, or rigid plastic.
Shut Down:
A piece of equipment or a system is shut down when it cannot be operated
by the device or control which a homeowner should normally use to
operate it. If its safety switch or circuit breaker is in the
"off" position, or its fuse is missing or blown, the inspector
is not required to reestablish the circuit for the purpose of operating
the equipment or system.
Solid Fuel Heating Device:
Any wood, coal, or other similar organic fuel burning device, including
but not limited to fireplaces whether masonry or factory built,
fireplace inserts and stoves, wood stoves (room heaters), central
furnaces, and combination of these devices.
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 inspection is technically exhaustive when it involves the extensive
use of measurements, instruments, testing, calculations, and other means
to develop scientific or engineering findings, conclusions, and
recommendations.
Underfloor Crawl Space:
The area within the confines of the foundation and between the ground
and the underside of the lowest floor structural component.
CODE OF ETHICS
Honesty, justice and courtesy form a moral philosophy which, associated
with mutual interest among people constitutes the foundation of ethics.
The members should recognize such a standard, not in passive observance,
but as a set of dynamic principles guiding their conduct. It is their
duty to practice their profession according to this code of ethics.
As the keystone of professional conduct is integrity, the members will
discharge their duties with fidelity to the public, their clients and
with fairness and impartiality to all. They should uphold the honor and
dignity of their profession and avoid association with any enterprise of
questionable character, or apparent conflict of interest.
1. The member will express an opinion only when it is based on practical
experience and honest conviction.
2. The member will always act in good faith toward each client.
3. The member will not disclose any information concerning the results
of the inspection without the approval of the
clients or their representatives.
4. The member will not accept compensation, financial or otherwise, from
more than one interested party for the same service without the consent
of all interested parties.
5. The member will not accept nor offer commissions or allowances,
directly, from other parties dealing with their client in connection
with work for which the member is responsible.
6. The member will promptly disclose to his client any interest in a
business which may affect the client. The member will not allow an
interest in any business to affect the quality or results of their
inspection work which they may be called upon to perform. The inspection
work may not be used as a vehicle by the inspector to deliberately
obtain additional work in another field.
7. An inspector shall make every effort to uphold, maintain and improve
the professional integrity, reputation and
practice of the home inspection industry. He will report all such
relevant information, including violations of this Code by other
members, to the Association for possible remedial action.
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Home Inspectors, Inc. All Rights reserved