American Society of Home Inspectors
STANDARDS
OF PRACTICE
CONTENTS:
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
2.1 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
3.1 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
a component
3.3 Limitations and exclusions specific to individual systems are
listed in the following sections.
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.
5.1 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
6.1 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
7.1 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
8.1 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
9.1 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
10.1 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
11.1 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
12.1 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