DATE:   January 30, 2006

Submitted by the 2005 Standards Committee:

JD Grewell, Chairman; Leon Costanten, BoD Liaison; Matt Bradfeldt, Bill Coull, Mark Cramer, David Goldstein, Roger Hankey, Roger Robinson, and Warren Tucker, and Doug Zimmerman (retired)

SUBJECT:  Changes to ASHI Standards

Ballots must include the existing section of the Standards of Practice for which a revision is proposed, the proposed revision, and comments from the Standards Committee including the rationale for the change.

BACKGROUND INFORMATION:

The most pertinent changes are highlighted below.  Proposed changes primarily effect Sections 2.2.A, 2.2.C. 1, and the Glossary. These improvements began in 2001 when that Standards Committee submitted changes that did not gain the needed quorum.  The various committees since then used that work effort as a basis and periodically made further changes based on the public hearings conducted since that time.  These most recent efforts adhere to current Policies and Procedures. They are also the results from the hearing held during InspectionWorld in Albuquerque, January, 2004. These recommended improvements are the result of soliciting input from the Ethics Committee, the Strategic Planning Task Force, and the Advocacy Task Force.  Each of these groups made recommendations that were incorporated after due diligence. 

Rationale Statement:

Our Standards are the most universally recognized in the United States. They have been largely duplicated in Canada, by other competing organizations, and by many States. They have been accepted as well by various courts over the past 29 years.

The ASHI Ethics Committee spent a significant amount of time and effort to update the Code of Ethics. The proposed changes were momentous and the result of more than ten years of committee and task force efforts. In 2004 the membership accepted the changes by at least a 66% vote ending the twenty-eight year reign of the previous version.

In the past, ASHI has encountered difficulty with non-members claiming to abide by the Standards of Practice, yet these same non-members fail to also incorporate the ASHI Code of Ethics into their business practices.

ASHI as the Advocate for the Profession and the Membership means being the leader. Part of this responsibility includes promoting ethical business practices.

In an effort to promote elevated ethical expectations and improve the industry as a whole, the Ethics and Standards Committee's support including the ASHI Code of Ethics as part of, and referenced in, the Standards of Practice. This will result in the two being inseparable and claims of abiding by the SoP will require compliance with the CoE.

Because our members currently abide by both the Standards of Practice and Code of Ethics, no real impact would be noticeable. However, for those that are not a member of ASHI, a change in business practice will be required if the ASHI Standards of Practice are referenced in published material.  The goal of this change is to either force a significant improvement in the company referencing our SOP and COE, or result in removal of the reference in their published material.      

Non-members who claim to adhere to our Standards of Practice pay no dues, have no vote on changes, and a great many likely have never read either or followed them except in broadest terms.  They use our Standards of Practice as a defensive measure and create an illusion in the minds of the home buying public that they are our equals. Those that claim to adhere to the Standards of Practice never mention any Code of Ethics.  Ethical issues and business practices do not seem to apply to them.  Attorneys, courts, and state's attorneys cannot enforce consumer violations because there are no applicable standards to reference. We have never challenged any of these claims except when they use the ASHI Logo.

While ASHI may not be able to control which members of the profession claim to follow the ASHI Standards of Practice, at least we can be sure that any who do will also promote ethical business practices.

While it can be argued that the conjoining of the two standards may reduce individual State's acceptance of the Standards of Practice for licensing needs, most States have not adopted the Standards of Practice in total with ASHI referenced as the governing body.  Most State's have made modest changes and then adopted them as their own, and not from ASHI.

Note: To improve clarity, the Standards Committee included the definition of significantly deficient  in the body of the text in Section 2.2.C.1.  Significantly deficient was defined in the Glossary as "not working or unsafe."  Unsafe was then further defined in the Glossary.  Having one definition within a second did not improve clarity and comprehension.  The committee recommends Section 2.2.C.1 read:  those systems and components inspected which, in the professional judgment of the inspector, are not functioning properly, are significantly deficient, unsafe, or are near the end of their service lives. 

Section 2.2 will now read:

2.2     Inspectors shall:

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.

     (NOTE: prior items 2.2.A.1 & 2 were combined for clarification and simplicity)

C. report:

1.  those systems and components inspected which, in the professional (opinion) judgment of the inspector, are not working 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 described 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, which are not self-evident.

4.  systems and components designated for inspection in these Standards of Practice which were present at the time of the home inspection but (have) were not (been) inspected and the reason(s) they (have) were not (been) inspected.

A full copy of all proposed changes with the deleted text having Red Strikethroughs.
The proposed and improved text is in Blue.

ASHI STANDARDS OF PRACTICE

1.  INTRODUCTION

The American Society of Home Inspectors®, Inc. (ASHI®) is a not-for-profit professional society established in 1976. Membership in ASHI is voluntary and its members are primarily private fee-paid home inspectors.  ASHI's objectives include promotion of excellence within the profession and continual improvement of its members' inspection services to the public.

2.  PURPOSE AND SCOPE

2.1   The purpose of these Standards of Practice is to establish a minimum and uniform standard for home inspectors who subscribe (are members of the American Society of Home Inspectors) to these Standards of Practice.  Home inspections performed to these Standards of Practice are intended to provide the client with objective information regarding the condition of the systems and components of the home as inspected at the time of the home inspection. Redundancy in the description of the requirements, limitations and exclusions regarding the scope of the home inspection is provided for emphasis only. 

2.2  Inspectors shall:

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.  (NOTE: prior items 2.2.A.1 & 2 were combined for clarification and simplicity)

C.  report:

1. those systems and components inspected which, in the professional (opinion) 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 described 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, which are not self-evident.

4.  systems and components designated for inspection in these Standards of Practice which were present at the time of the home inspection but (have) were not (been) inspected and the reason(s) they (have) were not (been) inspected

2.3  These Standards of Practice are not intended to limit 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

3.1  The inspector shall:

A.  inspect:

1.  structural components including foundation and framing

2.  probe 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

(NOTE: Area was expanded to separate crawl space from foundation.)

 

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

4.1  The inspector shall

A.  inspect:

1.  (exterior wall covering) cladding/siding, flashing and trim

2.  all exterior doors

3.  attached or adjacent decks, balconies, stoops, steps, porches, and their asso ciated railings

4.  eaves, soffits, and fascias where accessible from the ground level

5.  vegetation, grading, surface drainage, and retaining walls that (on the property when any of them) are likely to adversely affect the building

6.  adjacent or entryway walkways, patios, and driveways

B.  describe:

1.  cladding/siding (exterior wall covering)

 

4.2  The inspector is NOT required to inspect:

A.  screening, shutters, awnings, and similar seasonal accessories

B.  fences

C.  geological (,geotechnical or hydrologic) 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

5.1  The inspector shall:

A.  inspect:

1.  roofing materials (the roof covering)

2.  roof drainage systems

3.  flashing

4.  skylights, chimneys, and roof penetrations

B.  describe:

1.  roofing materials (the roof covering)

2.  methods used to inspect the roofing (NOTE: expanded to separate method)

5.2  The inspector is NOT required to inspect:

A.  antennae

B.  interiors of flues or chimneys which are not readily accessible

C.  other installed accessories

 

6.  PLUMBING

6.1  The inspector shall:

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

 

6.2  The inspector is NOT required to:

A.  inspect:

1.  clothes washing machine connections

2.  interiors of flues or chimneys which 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 (of the water supply)

C.   operate automatic safety controls or manual stop valves (or shut off valves)

 

 

7.  ELECTRICAL

7.1  The inspector shall:

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.  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 (unless the device is the only control device)

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

 

 

8.  HEATING

8.1  The inspector shall:

A.  open readily openable access panels

B.   inspect:

1.  installed heating equipment

2.  vent systems, flues, and chimneys

C.   desc ribe:

1.  energy source(s)

2.   heating systems (by its distinguishing characteristics)

 

8.2  The inspector is NOT required to:

A.  inspect:

1.  interiors of flues or chimneys which 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

9.1  The inspector shall:

A.  open readily openable access panels

B.  inspect:

1.  central and through-wall equipment

2.  distribution systems

C.  describe:

1.  energy sources

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

10.1  The inspector shall inspect:

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

 

10.2  The inspector is NOT required to inspect:

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

11.1  The inspector shall:

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 (or determine indoor air quality)  See 13.2.A.12.

12.    FIREPLACES AND SOLID FUEL BURNING APPLIANCES   

12.1  The inspector shall:

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

 

 

13.  GENERAL LIMITATIONS AND EXCLUSIONS

13.1  General limitations:

(NOTE: Some sections were reordered for simplicity and consistency.)

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) will not identify concealed conditions or latent defects and cannot predict consequential damage

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 which 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 reg ulatory 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 

B.   Inspectors are NOT required to offer:

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 (or perform work in 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 which is shut down or otherwise inoperable

2.   any system or component which 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 which 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 which are not readily accessible

E. Inspectors are NOT required to inspect:

1.   underground items including, but not limited to underground storage tanks or other underground indications of their presence, whether abandoned or active 

2.   items which are not installed

3.   installed decorative items

4.   items in areas which are not entered in accordance with (these Standards of Practice) 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 which 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 which is not included in these standards and was not inspected.

3.   move personal property, furniture, equipment, plants, soil, snow, ice, or debris.

5. dismantle any system or component, except as explicitly required by these Standards of Practice.

ASHI STANDARDS OF PRACTICE GLOSSARY

Alarm Systems
Warning devices installed or free-standing including, but not limited to smoke detectors, carbon monoxide detectors, flue gas and other spillage detectors, security equipment. (ejector pumps and smoke alarms)

Architectural Service
Any practice involving the art and science of building design for construction of any structure or grouping of structures and the use of space within and surrounding the structures or the design for construction, including but not specifically limited to, schematic design, design development, preparation of construction contract documents, and administration of the construction contract.

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 systems and components of a home.

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

 (To report a system or component by its type or other observed, significant characteristics to distinguish it from other systems or components)  

Dismantle
To take apart or remove any component, device or piece of equipment that would not be taken apart or removed by a homeowner in the course of normal (and routine home owner) maintenance.

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

(Any professional service or creative work requiring engineering education, training and experience and the application of special knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as consultation, evaluation, planning, design and supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction with structures, buildings, machines, equipment, works, or processes) 

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

Home Inspection
The process by which an inspector visually examines the readily accessible systems and components of a home and which describes those systems and components in accordance with these Standards of Practice.

Household Appliances
Kitchen, laundry, and similar appliances, whether installed or free-standing.

Inspect
To examine any system(s) or component(s) of a building in accordance with these Standards of Practice, using normal operating controls and opening readily openable access panels.

(To examine readily accessible systems and components of a building in accordance with these Standards of Practice, using normal operating controls and opening readily openable access panels)

Inspector
A person hired to examine any system or component of a building in accordance with these Standards of Practice.

Installed
Attached such that removal requires tools.

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

Readily Accessible
Available for visual inspection without requiring moving of personal property, dismantling, destructive measures, or any action which 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 removed by one person, and is not sealed in place.

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

Report
Communicate in writing.

Representative Number
One component per room for multiple similar interior components such as windows and electric outlets; 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 a system or component cannot be operated by normal operating controls.

Siding
Exterior wall covering and cladding; such as: Aluminum, Asphalt, Brick, Cement/Asbestos, EIFS, Stone, Stucco, Veneer, Vinyl, Wood, etc.

 (Significantly deficient
unsafe or not-functioning.)

Solid Fuel Burning Appliances
A hearth and fire chamber or similar prepared place in which a fire may be built and which is built in conjunction with a chimney; or a listed assembly of a fire chamber, its chimney and related factory-made parts designed for unit assembly without requiring field construction.

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 investigation that involves dismantling, the extensive use of advanced techniques, measurements, instruments, testing, calculations, or other means.

Under-floor Crawl Space
The area within the confines of the foundation and between the ground and the underside of the floor.

Unsafe
A condition in a readily accessible, installed system or component which is judged to be a significant risk of personal injury during normal, day-to-day use; the risk may be due to damage, deterioration, improper installation, or a change in accepted residential construction standards.

Wiring Methods
Identification of electrical conductors or wires by their general type, such as "non-metallic sheathed cable" ("Romex"), "armored cable" ("bx") or "knob and tube," etc.