HOME INSPECTION CLEVELAND OHIO

Home inspections were being performed in the mid 1950s, and by the early 1970s were considered by many consumers to be essential to the real estate transaction. The escalating demand was due to a growing desire by homebuyers to learn about the condition of a house prior to purchase. Meeting the expectations of consumers required a unique discipline, distinct from construction, engineering, architecture, or municipal building inspection. As such, home inspection requires its own set of professional guidelines and qualifications. The American Society of Home Inspectors (ASHI) formed in 1976 and established the ASHI Standards of Practice and Code of Ethics to help buyers and sellers make real estate transaction decisions based on accurate, objective information.

As the oldest, largest and highest profile organization of home inspectors in North America, ASHI takes pride in its position of leadership. Its Membership works to build public awareness of home inspection and to enhance the technical and ethical performance of home inspectors.

The ASHI Standards of Practice guide home inspectors in the performance of their inspections. Subject to regular review, the Standards of Practice reflect information gained through surveys of conditions in the field and of the consumers' interests and concerns. Vigilance has elevated ASHI's Standards of Practice so that today they are the most widely-accepted home inspection guidelines in use and are recognized by many government and professional groups as the definitive standard for professional performance.

Distribution of this material is not an indication of ASHI® Membership. For a free listing of the Membership go to"Find an Inspector" at www.ashi.org. To obtain additional copies or request permission to reprint The ASHI® Standards of Practice and Code of Ethics, contact:

The American Society of Home Inspectors, Inc.®

932 Lee Street, Suite 101 Des Plaines, IL 60016

800-743-ASHI/2744

No part of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, photocopy, recording or otherwise, without the prior written consent of the publisher.

ASHI's Code of Ethics stresses the home inspector's responsibility to report the results of the inspection in a strictly fair, impartial, and professional manner, avoiding conflicts of interest.

Selecting the right home inspector can be as important as finding the right home. ASHI Members have performed no fewer than 250 fee-paid inspections in accordance with the ASHI Standards of Practice. They have passed written examinations testing their knowledge of residential construction, defect recognition, inspection techniques, and report-writing, as well as ASHI's Standards of Practice and Code of Ethics. Membership in the American Society of Home Inspectors is well-earned and maintained only through meeting requirements for continuing education.

establish a minimum and uniform standard for

home inspectors who subscribe to these Standards

A. adhere to the Code of Ethics of the American

Society of Home Inspectors.

B. inspect readily accessible, visually observable,

installed systems and components listed in these

Standards of Practice.

C. report:

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.C.1, or items needing further

evaluation. (Per Exclusion 13.2.A.5

inspectors are 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.C.1, that are

not self-evident.

4. systems and components designated for

inspection in these Standards of Practice

that were present at the time of the home

inspection but were not inspected and the

reason(s) they were not inspected.

inspectors from:

A. including other inspection services or systems

and components in addition to those required in

Section 2.2.B.

B. designing or specifying repairs, provided the

inspector is appropriately qualified and willing to

do so.

C. excluding systems and components from the

inspection if requested by the client.

3. STRUCTURAL COMPONENTS

A. inspect:

1. structural components including the

foundation and framing.

2. by probing a representative number of

structural components where deterioration is

suspected or where clear indications of

possible deterioration exist. Probing is NOT

required when probing would damage any

finished surface or where no deterioration is

visible or presumed to exist.

B. describe:

1. the methods used to inspect under-floor

crawl spaces 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:

A. provide any engineering or architectural services

or analysis.

B. offer an opinion as to the adequacy of any

structural system or component.

4. EXTERIOR

A. inspect:

1. siding, flashing and trim.

2. all exterior doors.

3. attached or adjacent decks, balconies,

stoops, steps, porches, and their associated

railings.

4. eaves, soffits, and fascias where accessible

from the ground level.

5. vegetation, grading, surface drainage, and

retaining walls that are likely to adversely

affect the building.

6. adjacent or entryway walkways, patios, and

driveways.

B. describe:

1. siding.

A. screening, shutters, awnings, and similar

seasonal accessories.

B. fences.

C. geological and/or soil conditions.

D. recreational facilities.

E. outbuildings other than garages and carports.

F. seawalls, break-walls, and docks.

G. erosion control and earth stabilization measures.

5. ROOFING

A. inspect:

1. roofing materials.

2. roof drainage systems.

3. flashing.

4. skylights, chimneys, and roof penetrations.

B. describe:

1. roofing materials.

2. methods used to inspect the roofing.

5.2 The inspector is NOT required to inspect:

A. antennae.

B. interiors of flues or chimneys that are not

readily accessible.

C. other installed accessories.

6. PLUMBING

A. inspect:

1. interior water supply and distribution

systems including all fixtures and faucets.

2. drain, waste, and vent systems including all

fixtures.

3. water heating equipment and hot water

supply system.

4. vent systems, flues, and chimneys.

5. fuel storage and fuel distribution systems.

6. drainage sumps, sump pumps, and related

piping.

B. describe:

1. 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.

A. inspect:

1. clothes washing machine connections.

2. interiors of flues or chimneys that are not

readily accessible.

3. wells, well pumps, or water storage related

equipment.

4. water conditioning systems.

5. solar water heating systems.

6. fire and lawn sprinkler systems.

7. private waste disposal systems.

B. determine:

1. whether water supply and waste disposal

systems are public or private.

2. water supply quantity or quality.

C. operate automatic safety controls or manual

stop valves.

7. ELECTRICAL

A. 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

sub panels.

6. conductors.

7. overcurrent protection devices.

8. a representative number of installed lighting

fixtures, switches, and receptacles.

9. ground fault circuit interrupters.

B. describe:

1. amperage and voltage rating of the service.

2. location of main disconnect(s) and sub

panels.

3. presence of solid conductor aluminum

branch circuit wiring.

4. presence or absence of smoke detectors.

5. wiring methods.

7.2 The inspector is NOT required to:

A. inspect:

1. remote control devices.

2. alarm systems and components.

3. low voltage wiring systems and components.

4. ancillary wiring systems and components.

not a part of the primary electrical power

distribution system.

B. measure amperage, voltage, or impedance.

A. open readily openable access panels.

B. inspect:

1. installed heating equipment.

2. vent systems, flues, and chimneys.

C. describe:

1. energy source(s).

2. heating systems.

8.2 The inspector is NOT required to:

A. inspect:

1. interiors of flues or chimneys that are not

readily accessible.

2. heat exchangers.

3. humidifiers or dehumidifiers.

4. electronic air filters.

5. solar space heating systems.

B. determine heat supply adequacy or

distribution balance.

9. AIR CONDITIONING

A. open readily openable access panels.

B. inspect:

1. central and through-wall equipment.

2. distribution systems.

C. describe:

1. energy source(s).

2. cooling systems.

9.2 The inspector is NOT required to:

A. inspect electronic air filters.

B. determine cooling supply adequacy or

distribution balance.

C. inspect window air conditioning units.

10. INTERIORS

A. walls, ceilings, and floors.

B. steps, stairways, and railings.

C. countertops and a representative number of

installed cabinets.

D. a representative number of doors and windows.

E. garage doors and garage door operators.

A. paint, wallpaper, and other finish treatments.

B. carpeting.

C. window treatments.

D. central vacuum systems.

E. household appliances.

F. recreational facilities.

11. INSULATION & VENTILATION

A. inspect:

1. insulation and vapor retarders in unfinished

spaces.

2. ventilation of attics and foundation areas.

3. mechanical ventilation systems.

B. 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.

See 13.2.A.11 and 13.2.A.12.

12. FIREPLACES AND SOLID FUEL BURNING APPLIANCES

A. inspect:

1. system components.

2. chimney and vents.

B. describe:

1. fireplaces and solid fuel burning appliances.

2. chimneys.

12.2 The inspector is NOT required to:

A. inspect:

1. interiors of flues or chimneys.

2. firescreens and doors.

3. seals and gaskets.

4. automatic fuel feed devices.

5. mantles and fireplace surrounds.

6. combustion make-up air devices.

7. heat distribution assists (gravity fed and fan

assisted).

B. ignite or extinguish fires.

C. determine draft characteristics.

D. move fireplace inserts and stoves or firebox

contents.

A. The inspector is NOT required to perform any

action or make any determination not specifically

stated in these Standards of Practice.

B. Inspections performed in accordance with these

Standards of Practice:

1. are not technically exhaustive.

2. are not required to identify concealed.

conditions, latent defects, or consequential

damage(s).

C. These Standards of Practice are applicable to

buildings with four or fewer dwelling units and

their garages or carports.

13.2 General exclusions:

A. Inspectors are NOT required to determine:

1. conditions of systems or components that

are not readily accessible.

2. remaining life expectancy of any system or

component.

3. strength, adequacy, effectiveness, or

efficiency of any system or component.

4. the causes of any condition or deficiency.

5. methods, materials, or costs of corrections.

6. future conditions including but not limited to

failure of systems and components.

7. the suitability of the property for any

specialized use.

8. compliance with regulatory requirements

(codes, regulations, laws, ordinances, etc.).

9. market value of the property or its

marketability.

10. the advisability of purchase of the property.

11. the presence of potentially hazardous plants

or animals including, but not limited to,

wood destroying organisms or diseases

harmful to humans including molds or

mold-like substances.

12. the presence of any environmental hazards

including, but not limited to, toxins,

carcinogens, noise, and contaminants in

soil, water, and air.

13. the effectiveness of any system installed

or method utilized to control or remove

suspected hazardous substances.

14. operating costs of systems or components.

15. acoustical properties of any system or

component.

16. soil conditions relating to geotechnical or

hydrologic specialties.

1. or perform any act or service contrary to law.

2. or perform engineering services.

3. or perform any trade or any professional.

service other than home inspection.

4. warranties or guarantees of any kind.

C. Inspectors are NOT required to operate:

1. any system or component that is shut down

or otherwise inoperable.

2. any system or component that does not

respond to normal operating controls.

3. shut-off valves or manual stop valves.

D. Inspectors are NOT required to enter:

1. any area that will, in the opinion of the

inspector, likely be dangerous to the

inspector or other persons or damage the

property or its systems or components.

2. under-floor crawl spaces or attics that are

not readily accessible.

E. Inspectors are NOT required to inspect:

1. underground items including but not

imited to underground storage tanks or

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 or common areas in

multi-unit housing, such as condominium

properties or cooperative housing.

F. Inspectors are NOT required to:

1. perform any procedure or operation that will,

in the opinion of the inspector, likely be

dangerous to the inspector or other persons

or damage the property or its systems or

components.

2. describe or report on any system or

component that is not included in these

Standards and was not inspected.

3. move personal property, furniture, equipment,

plants, soil, snow, ice, or debris.

4. dismantle any system or component, except

as explicitly required by these Standards of

Practice.

I

ntegrity, honesty, and objectivity are fundamental principles embodied by this Code, which sets forth

obligations of ethical conduct for the home inspection profession. The Membership of ASHI has

adopted this Code to provide high ethical standards to safeguard the public and the profession.