Standards of Practice

ASHI Standards of Practice

1. STANDARDS OF PRACTICE

We follow the Standards put forth by the AMERICAN SOCIETY OF HOME INSPECTIONS.

2. PURPOSE AND SCOPE

2.1 The purpose of this document is to establish a minimum standard (Standard) for home inspections performed by home inspectors who subscribe to this Standard.  Home inspections performed using this Standard are intended to provide the client with information about the condition of inspected systems and components at the time of the home inspection.

2.2 The inspector shall:

  1. Inspect readily accessible, visually observable, installed systems and components listed in this Standard.
  2. Provide the client with a written report, using a format and medium selected by the inspector that states:
    1. those systems and components inspected that, in the professional judgment of the inspector, are not functioning properly, significantly deficient, unsafe, or are near the end of their service lives,
    2. recommendations to correct, or monitor for future correction, the deficiencies reported in 2.2.B.1, or items needing further evaluation (Per Exclusion 13.2.A.5 the inspector is NOT required to determine methods, materials, or costs of corrections.),
    3. reasoning or explanation as to the nature of the deficiencies reported in 2.2.B.1, that are not self-evident,
    4. those systems and components designated for inspection in this Standard that were present at the time of the home inspection but were not inspected and the reason(s) why.
  3. adhere to the ASHI® Code of Ethics for the Home Inspection Profession.

2.3 This Standard is not intended to limit the inspector from:

  1. including other services or systems and components in addition to those required in Section 2.2.A.
  2. designing or specifying repairs, provided the inspector is appropriately qualified and willing to do so.
  3. excluding systems and components from the inspection if requested or agreed to by the client.

3. STRUCTURAL COMPONENTS

3.1 The inspector shall:

  1. inspect structural components, including the foundation and framing.
  2. describe:
    1. the methods used to inspect under-floor crawlspaces and attics.
    2. the foundation.
    3. the floor structure.
    4. the wall structure.
    5. the ceiling structure.
    6. the roof structure.

3.2 The inspector is NOT required to:

  1. Provide engineering or architectural services or analysis.
  2. Offer an opinion about the adequacy of structural systems and components.
  3. Enter under-floor crawlspace areas with less than 24 inches of vertical clearance between components and the ground or have an access opening smaller than 16 inches by 24 inches.
  4. Traverse attic load-bearing components that are concealed by insulation or by other materials.


4. EXTERIOR

4.1 The inspector shall:

  1. Inspect:
    1. Wall coverings, flashing, and trim.
    2. Exterior doors.
    3. Attached and adjacent decks, balconies, stoops, steps, porches, and their associated railings.
    4. Eaves, soffits, and fascias accessible from the ground level.
    5. Vegetation, grading, surface drainage, and retaining walls that are likely to to affect the building adversely.
    6. Adjacent and entryway walkways, patios, and driveways.
  2. Describe wall coverings.

4.2 The inspector is NOT required to inspect:

  1. Screening, shutters, awnings, and similar seasonal accessories.
  2. Fences, boundary walls, and similar structures.
  3. Geological and soil conditions.
  4. Recreational facilities.
  5. Outbuildings other than garages and carports.
  6. Seawalls, break-walls, and docks.
  7. Erosion control and earth stabilization measures.

5. ROOFING

5.1 The inspector shall:

  1. Inspect:
    1. roofing materials.
    2. Roof drainage systems.
    3. Flashing.
    4. Skylights, chimneys, and roof penetrations.
  2. Describe:
    1. Roofing materials.
    2. Methods used to inspect the roofing.

5.2 The inspector is NOT required to inspect:

  1. antennae.
  2. Interiors of vent systems, flues, and chimneys that are not readily accessible.
  3. Other installed accessories.

6. PLUMBING

6.1 The inspector shall:

  1. Inspect:
    1. Interior water supply and distribution systems, including fixtures and faucets.
    2. Interior drain, waste, and vent systems, including fixtures.
    3. Water heating equipment and hot water supply systems.
    4. Vent systems, flues, and chimneys.
    5. Fuel storage and fuel distribution systems.
    6. Sewage ejectors, sump pumps, and related piping.
  2. Describe:
    1. Interior water supply, drain, waste, and vent piping materials.
    2. Water heating equipment, including energy source(s).
    3. Location of main water and fuel shut-off valves.

6.2 The inspector is NOT required to:

  1. inspect:
    1. Clothes washing machine connections.
    2. Interiors of vent systems, flues, and chimneys that are not readily accessible.
    3. Wells, well pumps, and water storage-related equipment.
    4. Water conditioning systems.
    5. Solar, geothermal, and other renewable energy water heating systems.
    6. Manual and automatic fire extinguishing and sprinkler systems and landscape irrigation systems.
    7. Septic and other sewage disposal systems.
  2. determine:
    1. Whether water supply and sewage disposal are public or private.
    2. Water quality.
    3. The adequacy of combustion air components.
  3. Measure water supply flow and pressure, and well water quantity.
  4. Fill shower pans and fixtures to test for leaks.

7. ELECTRICAL

7.1 The inspector shall:

  1. Inspect:
    1. Service drop.
    2. Service entrance conductors, cables, and raceways.
    3. Service equipment and main disconnects.
    4. Service grounding.
    5. Interior components of service panels and subpanels.
    6. Conductors.
    7. Overcurrent protection devices.
    8. A representative number of installed lighting fixtures, switches, and receptacles.
    9. Ground fault circuit interrupters and arc fault circuit interrupters.
  2. Describe:
    1. The amperage rating of the service.
    2. Location of main disconnect(s) and subpanels.
    3. Presence or absence of smoke alarms and carbon monoxide alarms.
    4. The predominant branch circuit wiring method.

7.2 The inspector is NOT required to:

  1. Inspect:
    1. Remote control devices.
    2. Or test smoke and carbon monoxide alarms, security systems, and other signaling and warning devices.
    3. Low voltage wiring systems and components.
    4. Ancillary wiring systems and components not a part of the primary electrical power distribution system.
    5. Solar, geothermal, wind, and other renewable energy systems.
  2. Measure amperage, voltage, and impedance.
  3. Determine the age and type of smoke alarms and carbon monoxide alarms.

8. HEATING

8.1 The Inspector shall:

  1. Open readily openable access panels.
  2. Inspect:
    1. Installed heating equipment.
    2. Vent systems, flues, and chimneys.
    3. Distribution systems.
  3. Describe:
    1. Energy source(s).
    2. Heating systems.

8.2 The inspector is NOT required to:

  1. Inspect:
    1. Interiors of vent systems, flues, and chimneys that are not readily accessible.
    2. Heat exchangers.
    3. Humidifiers and dehumidifiers.
    4. Electric air cleaning and sanitizing devices.
    5. Heating systems using ground-source, water-source, solar, and renewable energy technologies.
    6. Heat-recovery and similar whole-house mechanical ventilation systems.
  2. Determine:
    1. Heat supply adequacy and distribution balance.
    2. The adequacy of combustion air components.

9. AIR CONDITIONING

9.1 The inspector shall:

  1. Open readily openable access panels.
  2. Inspect:
    1. Central and permanently installed cooling equipment.
    2. Distribution systems.
  3. Describe:
    1. Energy source(s).
    2. Cooling systems.

9.2 The inspector is NOT required to:

  1. Inspect electric air cleaning and sanitizing devices.
  2. Determine cooling supply adequacy and distribution balance.
  3. inspect cooling units that are not permanently installed or that are installed in windows.
  4. Inspect cooling systems using ground-source, water-source, solar, and renewable energy technologies.

10. INTERIORS

10.1 The inspector shall inspect:

  1. Walls, ceilings, and floors.
  2. Steps, stairways, and railings.
  3. Countertops and a representative number of installed cabinets.
  4. A representative number of doors and windows.
  5. Garage vehicle doors and garage vehicle door operators.
  6. Installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function.

10.2 The inspector is NOT required to inspect:

  1. Paint, wallpaper, and other finish treatments.
  2. Floor coverings.
  3. Window treatments.
  4. Coatings on and the hermetic seals between panes of window glass.
  5. Central vacuum systems.
  6. Recreational facilities.
  7. Installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F.
  8. Appliance thermostats including their calibration, adequacy of heating elements, self-cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance.
  9. Operate, or confirm the operation of every control and feature of an inspected appliance.

11. INSULATION AND VENTILATION

11.1 The inspector shall:

  1. Inspect:
    1. Insulation and vapor retarders in unfinished spaces.
    2. Ventilation of attics and foundation areas.
    3. Kitchen, bathroom, laundry, and similar exhaust systems.
    4. Clothes dryer exhaust systems.
  2. Describe:
    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 disturb insulation.

12. FIREPLACES AND FUEL-BURNING APPLIANCES

12.1 The inspector shall:

  1. Inspect:
    1. Fuel-burning fireplaces, stoves, and fireplace inserts.
    2. Fuel-burning accessories installed in fireplaces.>
    3. Chimneys and vent systems.
  2. Describe systems and components listed in 12.1.A.1 and .2.

12.2 The inspector is NOT required to:

  1. inspect:
    1. interiors of vent systems, flues, and chimneys that are not readily accessible.
    2. Fire screens and doors.
    3. Seals and gaskets.
    4. Automatic fuel feed devices.
    5. Mantles and fireplace surround.
    6. Combustion air components and to determine their adequacy.
    7. Heat distribution assists (gravity fed and fan assisted).
    8. Fuel-burning fireplaces and appliances located outside the inspected structures.
  2. Determine draft characteristics.
  3. Move fireplace inserts and stoves or firebox contents.

13. GENERAL LIMITATIONS AND EXCLUSIONS

13.1 General limitations

  1. The inspector is NOT required to perform actions, or to make determinations, or to make recommendations not specifically stated in this Standard.
  2. Inspections performed using this Standard:
    1. Are not technically exhaustive.
    2. Are not required to identify and to report:
      1. Concealed conditions, latent defects, consequential damages, and
      2. Cosmetic imperfections that do not significantly affect a component’s performance of its intended function.
  3. This Standard applies to buildings with four or fewer dwelling units and their attached and detached garages and carports.
  4. This Standard shall not limit or prevent the inspector from meeting state statutes which license professional home inspection and home inspectors.
  5. Redundancy in the description of the requirements, limitations, and exclusions regarding the scope of the home inspection is provided for emphasis only.

13.2 General exclusions

  1. The inspector is NOT required to determine:
    1. The condition of systems and components that are not readily accessible.
    2. The remaining life expectancy of systems and components.
    3. The strength, adequacy, effectiveness, and efficiency of systems and components.
    4. The causes of conditions and deficiencies.
    5. Methods, materials, and costs of corrections.
    6. Future conditions including but not limited to failure of systems and components.
    7. The suitability of the property for specialized uses.
    8. Compliance of systems and components with past and present requirements and guidelines (codes, regulations, laws, ordinances, specifications, installation and maintenance instructions, use and care guides, etc.).
    9. The market value of the property and its marketability.
    10. The advisability of purchasing the property.
    11. The presence of plants, animals, and other life forms and substances that may be hazardous or harmful to humans including, but not limited to, wood destroying organisms, molds and mold-like substances.
    12. The presence of environmental hazards including, but not limited to, allergens, toxins, carcinogens, electromagnetic radiation, noise, radioactive substances, and contaminants in building materials, soil, water, and air.
    13. The effectiveness of systems installed and methods used to control or remove suspected hazardous plants, animals, and environmental hazards.
    14. Operating costs of systems and components.
    15. Acoustical properties of systems and components.
    16. Soil conditions relating to geotechnical or hydrologic specialties.
    17. Whether items, materials, conditions and components are subject to recall, controversy, litigation, product liability, and other adverse claims and conditions.
  2. The inspector is NOT required to offer:
    1. Or to perform acts or services contrary to law or to government regulations.
    2. Or to perform architectural, engineering, contracting, or surveying services or to confirm or to evaluate such services performed by others.
    3. Or to perform trades or professional services other than home inspection.
    4. Warranties or guarantees.
  3. The inspector is NOT required to operate:
    1. Systems and components that are shut down or otherwise inoperable.
    2. Systems and components that do not respond to normal operating controls.
    3. Shut-off valves and manual stop valves.
    4. Automatic safety controls.
  4. The inspector is NOT required to enter:
    1. Areas that will, in the professional judgment of the inspector, likely be dangerous to the Inspector or to other persons, or to damage the property or its systems and Components.
    2. Under-floor crawlspaces and attics that are not readily accessible.
  5. The inspector is NOT required to inspect:
    1. Underground items including, but not limited to, underground storage tanks and other underground indications of their presence, whether abandoned or active.
    2. Items that are not installed.
    3. Installed decorative items.
    4. Items in areas that are not entered in accordance with 13.2.D.
    5. Detached structures other than garages and carports.
    6. Common elements and common areas in multi-unit housing, such as condominium properties and cooperative housing.
    7. Every occurrence of multiple similar components.
    8. Outdoor cooking appliances.
  6. The inspector is NOT required to:
    1. Perform procedures or operations that will, in the professional judgment of the inspector, likely be dangerous to the inspector or to other persons, or to damage the property or its systems or components.
    2. Describe or report on systems and components that are not included in this Standard and that were not inspected.
    3. Move personal property, furniture, equipment, plants, soil, snow, ice, and debris.
    4. Dismantle systems and components, except as explicitly required by this Standard.
    5. Reset, reprogram, or otherwise adjust devices, systems, and components affected by inspection required by this Standard.
    6. Ignite or extinguish fires, pilot lights, burners, and other open flames that require manual ignition.
    7. Probe surfaces that would be damaged or where no deterioration is visible or presumed to exist.

14. GLOSSARY OF ITALICIZED TERMS

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 system and components of a home.

Describe — To identify (in writing) a system and component by its type or other distinguishing characteristics.

Dismantle — To take apart or remove components, devices, or pieces of equipment that would not be taken apart or removed by a homeowner in the course of routine maintenance.

Engineering — The application of scientific knowledge for the design, control, or use of building structures, equipment, or apparatus.

Further Evaluation — Examination and analysis by a qualified professional, tradesman, or service technician beyond that provided by a home inspection.

Home Inspection — The process by which an inspector visually examines the readily accessible system and components of a home and describes those systems and elements using this Standard.

Inspect — The process of examining readily accessible systems and components by (1) applying this Standard, and (2) operating normal operating controls, and (3) opening readily openable access panels.

Inspector — A person hired to examine systems and components of a building using this Standard.

Installed — Attached such that removal requires tools.

Normal Operating Controls — Devices such as thermostats, switches, and valves intended to be operated by the homeowner.

Readily Accessible — Available for visual inspection without requiring moving of personal property, dismantling, destructive measures, or actions that will likely involve risk to persons or property.

Readily Openable Access Panel — A panel provided for homeowner inspection and maintenance that is readily accessible, within normal reach, can be opened by one person, and is not sealed in place.

Recreational Facilities — Spas, saunas, steam baths, swimming pools, exercise, entertainment, athletic, playground, and other similar equipment, and associated accessories.

Representative Number — One component per room for multiple similar interior components such as windows and electric receptacles; 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.

Shut Down — A state in which normal operating controls cannot operate a system or component.

Structural Component — A component that supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).

Systems — 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 Crawlspace — The area within the foundation and between the ground and the underside of the floor.

Unsafe — A condition in a readily accessible, installed system or component that the inspector judges to be significant risk or serious bodily injury the inspector to be a significant during normal, day-to-day use; the risk may be due to damage, deterioration, improper installation, or a change in accepted residential construction practices.

Wall Covering — A protective or insulating layer fixed to the outside of a building such as aluminum, brick, EIFS, stone, stucco, vinyl, and wood.

Wiring Method — Identification of electrical conductors or wires by their general type, such as non-metallic sheathed cable, armored cable, knob and tube, etc.

AUXILIARY STANDARD OF PROFESSIONAL PRACTICE FOR INSPECTING RADON MITIGATION SYSTEMS

We offer Certified Radon inspections. We use the AMERICAN SOCIETY OF HOME INSPECTORS Radon Mitigation Systems Standard

1. PURPOSE OF THIS STANDARD

1.1 The purpose of this Standard of Professional Practice for Inspecting Radon Mitigation Systems (Radon Standard) is to establish a voluntary standard for inspectors who inspect radon mitigation systems. This Radon Standard does not apply to a home inspection using The ASHI Standard of Practice for Home Inspections (ASHI SoP) unless the inspector and the client expressly agree in writing to include this additional inspection.

1.2 This Radon Standard does not limit inspectors from:

  1. Including other services or components in addition to those required by this Radon Standard;
  2. Complying with government laws and regulations that affect the inspector; and
  3. Excluding radon mitigation system components, if agreed to in writing by the client.

1.3 An inspector who inspects a radon mitigation system using this Radon Standard shall adhere to the ASHI® Code of Ethics for the Home Inspection Profession.

2. RADON MITIGATION SYSTEM INSPECTION OBJECTIVE AND SCOPE

2.1 The objective of a radon mitigation system inspection is to use this Radon Standard to determine the radon mitigation system's condition at the time of the inspection.

2.2 An inspection of a radon mitigation system using this Radon Standard:

  1. Is visual, and is not technically exhaustive;
  2. Is general, and does not include:
    1. Government laws and regulations that affect the radon mitigation system,
    2. Other industry standards and guidelines,
    3. Manufacturer's installation instructions;
  3. Does not evaluate or determine the functionality, adequacy, effectiveness, or efficiency of the inspected radon mitigation system;
  4. Does not evaluate, determine, or speculate about the present and future health effects of exposure to radon including, but not limited to, radon that may be emitted from the radon mitigation system; and
  5. Does not include measurement of radon levels unless the inspector and client specifically agree in writing to include this additional service.

3. INSPECTION AND REPORT

3.1 The inspector shall inspect the readily accessible, visually observable, installed radon mitigation system, as specified in Section 4 of this Radon Standard.

3.2 The inspector shall issue a written report, using a medium and a format selected by the inspector, that:

  1. Identifies components that are significantly deficient, in the professional judgment of the inspector;
  2. Reports the absence of an available radon test result completed during the two years before the inspection;
  3. Reports significant differences between the radon mitigation system documentation and the inspected radon mitigation system, if such documentation is available;
  4. Provides the reasoning or explanation as to the nature of the deficiencies reported in 3.2.A and 3.2.C that are not self-evident;
  5. Tecommends correction, further evaluation, or monitoring of components identified in 3.2.A and 3.2.C; and
  6. Identifies components specified for inspection in this Radon Standard that were present during the inspection, but were not inspected, and a reason why they were not inspected.

4. RADON MITIGATION SYSTEM INSPECTION

  1. The inspector shall observe results of radon level measurement, if available.
  2. The inspector shall observe radon mitigation system documentation, if available.
  3. The inspector shall observe written documentation of radon mitigation system maintenance, if available.
  4. The inspector shall inspect:
    1. Sealing of openings between soil and areas that may exchange air with conditioned space:
      1. Slabs, crawlspaces, basements, and
      2. Drainage sump pits.
    2. Installation of fans:
      1. Suitability of fan location,
      2. suitability of fan for installed location,
      3. Electrical connections and disconnecting means, and
      4. Presence of a system fan monitor and whether the monitor appears to be functioning.
    3. Installation of exhaust pipes:
      1. Suitability of material for installed location,
      2. Sealing of joints,
      3. Compromise of structural members and fireblocking,
      4. Suitability of termination orientation and location, and
      5. Notices and labeling

5. GENERAL LIMITATIONS AND EXCLUSIONS

  1. The inspector is not required to perform actions, make determinations, or make recommendations unless specifically required by this Radon Standard.
  2. An inspection of a radon mitigation system using this Radon Standard is not required to identify or to report:
    1. Latent defects, consequential damages, and cosmetic issues,
    2. Components that are concealed or otherwise not visible, or that are not readily accessible,
    3. The condition of components that are not part of the radon mitigation system,
    4. Radon mitigation system documentation that is not available, and
    5. Components that were not inspected by reason of 5.D.4.
  3. The inspector is NOT required to determine:
    1. Methods, materials, and costs of corrections,
    2. Future conditions including, but not limited to component failure and the remaining life expectancy of components,
    3. Presence of environmental hazards including, but not limited to, allergens, toxins, carcinogens, electromagnetic radiation, noise, radioactive substances including radon, and contaminants in building materials, soil, water, and air,
    4. Whether any item, material, condition, or component is subject to recall, controversy, litigation, product liability or other adverse claim or condition, and
    5. Compliance of radon mitigation system with past and present requirements and guidelines (codes, regulations, laws, ordinances, specifications, installation and maintenance instructions, use and care guides, etc.).
  4. The inspector is NOT required to:
    1. Perform any act or service contrary to law or regulation;
    2. Perform any trade or any professional service other than as required in this Radon Standard;
    3. Provide warranties or guarantees of any kind;
    4. Perform any procedure or operation or to enter any area that may, in the opinion of the inspector, be dangerous to the inspector, to other persons, or that may cause damage to the property or to components;
    5. Move personal property, plants, soil, snow, ice, or debris;
    6. Dismantle any radon mitigation system component; and
    7. Determine causes of or reasons for the condition of radon mitigation system components

5. DEFINITIONS OF ITALICIZED TERMS

Available present, provided to the inspector, and ready for use at the beginning of the inspection.

Client— A person who hires an inspector to inspect radon mitigation system components using this Radon Standard.

Component— A primary part of a functionally related group that works together as a system; but not including ancillary parts that do not contribute to the intended function of the system.

Cosmetic issues— Defects that are superficial, and do not affect a component's ability to function properly.

Documentation— (1) Written installation and operating instructions provided by the radon mitigation system installation contractor. (2) Written description of work performed by a radon mitigation system contractor to maintain the radon mitigation system.

Further evaluation— Additional examination and analysis by a qualified professional.

Home inspection— An inspection performed using The ASHI Standard of Practice For Home Inspections.

Inspect— The process of visually examining a readily accessible radon mitigation system using this Radon Standard.

Inspector— A person who is qualified to inspect a radon mitigation system using this Radon Standard.

Installed— A component that is connected or set in position and prepared for use.

Readily accessible— A component that is located in an area where access will not involve risk to persons or property, and that is visible without: (1) moving matter or material of any kind, and (2) using tools, and (3) using a ladder taller than twelve feet.

Radon mitigation system— A collection of components that are intended to reduce radon below an agreed-upon level in a residential building.

Technically Exhaustive— An investigation involving advanced techniques, instruments, testing, calculations, engineering, or other means.

Pre-drywall Inspections

As former contractors/builders, we bring a competent view of the construction process. As with all other inspections, the following Standards of Practice are followed from the AMERICAN SOCIETY OF HOME INSPECTORS. The standards here are not to be confused by the municipal inspection that is focused on code and not so much in quality. This inspection is more focused on quality.

1. INSPECTION PURPOSE AND SCOPE

1.1 The purpose of these Standards of Professional Practice (Standards) is to establish a standard for inspectors who voluntarily use these Standards when performing residential predrywall inspections during construction of new residential structures and remodeling of existing residential structures.

1.2 Inspections performed in conformity with these Standards:

  1. Provide the client with additional objective information about the condition of inspected components at the time of the inspection.
  2. Are conducted by a construction generalist, not by a technical specialist.
  3. Are general and do not include or confirm conformity with:
    1. Building codes and other governmental laws and regulations,
    2. Manufacturer's installation instructions,
    3. Construction plans, drawings, and specifications;
  4. Do not provide a warranty or guarantee regarding the condition of the property and of the inspected components.

1.3 These Standards do not limit inspectors from:

  1. Including other services or components in addition to those designated in these Standards;
  2. Excluding components from the inspection if requested by the client.

1.4 Inspectors who perform inspections in conformity with these Standards shall adhere to the ASHI® Code of Ethics For the Home Inspection Profession.

1.5 These Standards apply only to one and two-family residential structures, to townhouses, and to associated garages and carports.

2. INSPECTION TIMING

2.1 Inspections performed in conformity with these Standards should occur after the following components have been installed:

  1. Foundation components,
  2. Floor, wall, and roof structural components,
  3. Plumbing, electrical, and rough-in components,
  4. Windows and exterior doors.

2.2 Inspections performed in conformity with these Standards may occur at a time other than that described in 2.1 if agreed to by the client.

2.3 Client shall schedule the inspection with the builder or other property owner and shall obtain permission for the inspector to enter to the property. Inspectors are not required to inspect or report the condition of components that are not installed, visually observable, or that are not readily accessible.

3. INSPECTION AND REPORT

3.1 Inspectors shall inspect readily accessible, visually observable, installed components designated in these Standards.

3.2 Inspectors shall issue a written report that:

  1. Identifies components that, in the professional judgment of the inspector, are significantly deficient;
  2. Provides the reasoning or explanation as to the nature of the deficiencies reported in 3.2.A, that are not self-evident;
  3. Recommends correction, further evaluation, or monitoring of components identified in 3.2.A;
  4. Identifies components designated for inspection in these Standards that were present during the inspection but were not inspected and the reason(s) why they were not inspected.
    1. Footings, pier pads, and similar components,
    2. Foundation walls,
    3. Fasteners, straps, bolts, and similar components,
    4. Structural columns,
    5. Concrete foundation slabs,
    6. Waterproofing and/or dampproofing,
    7. Foundation drains,
    8. Under-floor crawl spaces,
    9. Retaining walls that are likely to adversely affect the building;

FOUNDATION

4.1 Inspectors shall:

  1. Inspect the visible parts of:
  2. Describe:
  3. Foundation(s),
  4. Under-floor crawl space ventilation method(s),
  5. Under-floor crawl space inspection method(s).

4.2 Inspectors are not required to:

  1. Measure the foundation or to determine whether it is plumb, square, or properly located on the property;
  2. Determine how water will flow on the property;
  3. Determine whether the property or structure is in a flood hazard area;
  4. Determine the structural integrity of any component.

5. FLOOR SYSTEM

5.1 Inspectors shall:

  1. Inspect the visible parts of:
  2. Floor joists, trusses, sill and sole plates, and similar components,
  3. Bridging, blocking, rim and band material, web stiffeners, filler and backer blocks, and similar components,
  4. Beams, girders, and similar components,
  5. Opening(s) in the floor system,
  6. Floor sheathing,
  7. Fasteners, straps, bolts, hangers, and similar components,
  8. Draftstops;
  9. Describe:

5.2 Inspectors are not required to determine the structural integrity of any component.

6. WALL SYSTEM

6.1 Inspectors shall:

  1. Inspect the visible parts of:
  2. Vertical and horizontal structural components,
  3. Beams, headers, and similar components,
  4. Fasteners, straps, bolts, and similar components,
  5. Permanent wall bracing,
  6. Vertical load paths,
  7. Fireblocking;
  8. Describe vertical wall structural components.

6.2 Inspectors are not required to:

  1. Inspect fire separation distances or components between detached buildings;
  2. Determine the structural integrity of any component.

7. ROOF SYSTEM

7.1 Inspectors shall:

  1. Inspect the visible parts of:
  2. Ceiling joists, rafters, trusses, and similar components,
  3. Rafter ties, collar ties, bridging and lateral support members, purlins, web stiffeners, and similar components,
  4. Ridge boards, hip and valley rafters, beams, and similar components,
  5. Opening(s) and penetration(s) in the roof system such as dormers,
  6. Roof sheathing,
  7. Fasteners, straps, bolts, hangers, and similar components,
  8. Attic access openings,
  9. Attic ventilation;
  10. Describe:
  11. Roof structural components,
  12. Roof sheathing,
  13. Attic ventilation method(s).

7.2 Inspectors are not required to determine the structural integrity of any component.

8. ROOF COVERING

8.1 Inspectors shall:

  1. Inspect the visible parts of:
  2. Roof covering materials and underlayment,
  3. Sidewall, valley, and penetration flashing,
  4. Skylights, exterior of chimneys, and other roof penetrations;
  5. Describe:
  6. Roof covering material(s),
  7. Roof inspection method(s).

8.2 Inspectors are not required to:

  1. Walk on roofs;
  2. Inspect roofs and other components from other than at ground level.

9. HEATING, VENTILATION, AND AIR CONDITIONING (HVAC) SYSTEM

9.1 Inspectors shall:

  1. Inspect the visible parts of:
  2. HVAC components,
  3. Distribution ducts, distribution pipes, and similar components,
  4. For the presence of a heating and cooling source in habitable rooms,
  5. Condensate disposal components,
  6. Access to HVAC equipment,
  7. Vents, flues, and similar components,
  8. Clearance between vents, flues, and similar components and air intake openings,
  9. Equipment elevation, anchoring, and protection,
  10. Clearances to combustible materials.
  11. Describe:
  12. HVAC equipment energy source(s),
  13. HVAC equipment.

9.2 Inspectors are not required to:

  1. Calculate or determine the size or adequacy of HVAC equipment and of distribution components;
  2. Test HVAC equipment and distribution components for leaks;
  3. Inspect solar, geothermal, wind, and other alternative energy systems;
  4. Calculate or determine the size or adequacy of vents, flues, and similar components;
  5. Calculate ventilation requirements or to determine the adequacy of ventilation components.

10. PLUMBING SYSTEM

10.1 Inspectors shall:

  1. Inspect the visible parts of:
  2. Interior water supply distribution components,
  3. Interior drain, waste, and vent (DWV) components,
  4. Supports and insulation for interior water supply and DWV components,
  5. Fuel storage and fuel distribution components, including supports,
  6. Vents, flues, and similar components, including clearance to combustible materials,
  7. Clearance between plumbing vents, fuel-burning equipment vents, flues, and similar components and air intake openings,
  8. Backwater valves.
  9. Describe:
  10. Interior water supply distribution material(s),
  11. Interior DWV material(s),
  12. Interior fuel storage equipment and distribution material(s),
  13. Energy source for domestic hot water,
  14. The presence of fire suppression systems.

10.2 Inspectors are not required to calculate or determine:

  1. The size and adequacy of water supply, DWV, and fuel distribution pipes,
  2. The size and adequacy of vents, flues, and similar components,
  3. Whether water supply and waste disposal systems are public or private,
  4. Water supply quality and quantity,
  5. Functionality of private waste disposal systems.

10.3 Inspectors are not required to inspect:

  1. Private water storage and supply systems,
  2. Private waste disposal systems,
  3. Solar, geothermal, wind, and other alternative energy systems,
  4. Fire suppression systems,
  5. Landscape irrigation systems.

10.4 Inspectors are not required to test water supply, DWV, and fuel distribution components, waste receptors, and fixtures for leaks.

11. ELECTRICAL SYSTEM

11.1 Inspectors shall:

  1. inspect:
  2. The visible parts of the service drop, mast, and related components,
  3. The visible parts of the service lateral,
  4. The visible parts of service entrance conductors, cables, and raceways,
  5. The visible parts of the service equipment,
  6. The visible parts of grounding electrode(s) and grounding electrode conductor(s),
  7. The visible parts of the panelboard(s), cabinet(s), and related components,
  8. The visible parts of the branch circuit and feeder conductors, and raceways,
  9. The visible parts of the bonding connections,
  10. For the presence of switch boxes at stairways,
  11. For the presence of lighting boxes at stairways, kitchens bathrooms, hallways, closets, basements, attics, crawl spaces, HVAC equipment, and exterior doors.
  12. Describe:
  13. Amperage and voltage rating of the service equipment,
  14. Amperage and voltage rating of secondary panels,
  15. Location of service equipment and of secondary panels.

11.2 Inspectors are not required to:

  1. Calculate or determine service, feeder, and branch circuit load;
  2. Calculate or determine conductor size;
  3. Determine if branch circuits are correctly installed between panelboards and points of control or use (boxes) and between points of control or use;
  4. Inspect audio, video, data, telephone, signaling, structured wiring, low voltage, and similar components that are not part of the primary electrical power distribution system;
  5. Inspect any components and circuits that serve or are related to swimming pools, spas, and hot tubs;
  6. Inspect solar, geothermal, wind, and other alternative energy systems.

12. WINDOWS AND DOORS

12.1 Inspectors shall inspect the visible parts of:

  1. Physical attachment to the structure,
  2. Flashing,
  3. Escape openings, window wells, the egress door, and door landings.

12.2 Inspectors are not required to determine the presence, absence, and orientation of low emissivity coatings.

13. EXTERIOR WALL COVERINGS

13.1 Inspectors shall inspect the visible parts of:

  1. Flashing and drainage components,
  2. Fastener type and placement,
  3. Horizontal support components such as lintels,
  4. Vertical support components such as wall ties.

13.2 Inspectors are not required to determine whether proposed or installed horizontal support components are structurally adequate to support imposed loads.

14. INTERIORS

14.1 Inspectors shall inspect the visible parts of:

  1. Stairways, including width, headroom, treads, risers, and guard walls,
  2. Light and ventilation source(s) in habitable rooms,
  3. Ceiling height in habitable rooms, bathrooms, hallways, and basements,
  4. Width of hallways,
  5. Clothes dryer, kitchen, and bathroom exhaust components.

15. FIREPLACES AND DECORATIVE GAS APPLIANCES

15.1 Inspectors shall:

  1. Inspect the visible parts of:
  2. Fireplace and chimney components,
  3. Decorative gas appliances, vents, and related components,
  4. Clearances between components and combustible materials;
  5. Describe:
  6. Fireplace(s) and chimney(s), and
  7. Decorative gas appliances(s).

16. GENERAL LIMITATIONS AND EXCLUSIONS

16.1 General Limitations

  1. Inspectors are not required to perform any action or to make any determination not specifically required in these Standards.
  2. Inspections performed in conformity with these Standards are not:
    1. Numerically complete,
    2. Required to identify or to report concealed conditions, latent defects, consequential damages, and cosmetic issues.

16.2 General Exclusions

  1. Inspectors are not required to determine:
  2. Condition of components that are not installed or that are not visible and readily accessible,
  3. Strength, adequacy, effectiveness, or efficiency, of any component, including structural components,
  4. Whether construction plans, drawings, and specifications are complete, correct, internally consistent, or in conformity with manufacturer's installation instructions,
  5. Whether or not selections and optional features have been installed,
  6. Methods, materials, or costs of corrections,
  7. Future conditions including, but not limited to, component failure and the life expectancy of components,
  8. The suitability of the property for any specialized use,
  9. Market value of the property or its marketability,
  10. The advisability of purchase of the property,
  11. The presence or absence of potentially hazardous plants and animals including, but not limited to, wood destroying organisms and diseases harmful to humans including molds and mold-like substances,
  12. The presence or absence of any environmental hazards including, but not limited to, allergens, toxins, carcinogens, electromagnetic radiation, noise, radioactive substances, and contaminants in soil, water, and air,
  13. The adequacy or effectiveness of any system installed or method used to control or remove hazardous substances and conditions,
  14. Operating costs of components,
  15. Acoustical properties of any component,
  16. Soil conditions relating to geotechnical or hydrologic specialties, and
  17. Whether any item, material, condition or component is subject to recall, controversy, litigation, product liability or other adverse claim or condition.
  18. Inspectors are not required to:
  19. Perform any act or service contrary to law or regulation;
  20. Perform architectural, engineering, or surveying services or to confirm or evaluate such services performed by others;
  21. Perform any trade or any professional service other than as required in these Standards;
  22. Offer or provide warranties or guarantees of any kind;
  23. Inspect components in areas not entered in conformity with 16.2.C;
  24. Perform any procedure or operation or to enter any area that may, in the opinion of the inspector, be dangerous to the inspector or to other persons or that may cause damage to the property or to components;
  25. Describe or report on any component that is not designated in these Standards and that was not inspected;
  26. Move personal property, construction materials and equipment, temporary construction components, plants, soil, snow, ice, or debris;
  27. Dismantle any component;
  28. Inspect or evaluate the maintenance and operation of the construction site including compliance with safety procedures and regulations;
  29. Determine causes of or reasons for the condition of components identified in 3.2.A.
  30. Inspectors are not required to enter:
  31. Under-floor crawl spaces and attics that are not readily accessible;
  32. Areas that are restricted by the builder, trade contractors, or property owner.
  33. Inspectors are not required to inspect:
  34. Or to confirm conformity with energy efficiency requirements including, but not limited to, air infiltration and air sealing, ventilation, insulation amount and installation, radiant barriers, and HVAC equipment efficiency;
  35. Component interiors that are not readily accessible.

GLOSSARY OF ITALICIZED TERMS

Client— A person who hires an inspector to perform an inspection in conformity with these Standards.

Component— A primary part of a functionally related group that works together as a system, not including ancillary parts that do not contribute to the intended function of the system.

Cosmetic issues— Defects that are superficial and that do not affect a component's ability to function properly

Describe— To identify (in writing) a component, system, or method by its type or by other distinguishing characteristics.

Further evaluation— Examination and analysis by a qualified professional, tradesman, or service technician using techniques and/or expertise that are beyond the scope of inspections performed in conformity with these Standards.

Habitable rooms— Living, sleeping, eating and cooking rooms; not including bathrooms, toilet rooms, closets, storage, and utility rooms.

Inspect— To visually examine components in conformity with these Standards.

Inspector— A person who a client hires to inspect a structure in conformity with these Standards.

Installed— A component that is connected or set in position and prepared for use

Internally consistent— Measurements, specifications, and requirements are identical on all pages of a multi-page document.

Numerically complete— An inspection that inspects every individual occurrence of a component.

Readily accessible— A component that is located in an area where the builder or property owner grants access, and where access will not involve risk to persons or property, and that is visible without (1) moving matter of any kind, and (2) using tools, and (3) using a ladder taller than twelve feet.

Technical specialist— A person who, because of training, education, and experience, has expertise in a specific trade or profession that is beyond that of an inspector, and who might, because of this expertise, or by the use of specialized tools, instruments, measurements, testing, calculations, or other means discover issues not discovered by an inspector.