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.
© Copyright American Society of Home
Inspectors, Inc. All Rights reserved.
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