American Association of Home Inspectors
Standards of Practice
1996 Edition
Table of Contents
Statement of Purpose
Introduction
Scope
Structural
Built-In Appliances
Plumbing Systems
Electrical System
Heating/Cooling Systems
Departure Provisions
Limitations and Exclusions
STATEMENT OF PURPOSE
The American Association of Home Inspectors (AAHI)TM was organized to advance the standards of professionalism and ethical procedures of its "CERTIFIED HOME INSPECTOR"TM members. AAHITM shall certify and recognize all qualified home inspectors, assist, train, educate, and furnish support services to them for the best interest of the inspection profession and the public. AAHITM objectives include promotion of the "CERTIFIED HOME INSPECTOR"TM members service to the public.
INTRODUCTION:
These inspection guidelines are set forth by the UNIFORM STANDARDS OF PRACTICE of the American Home Inspectors AssociationTM, and are for a MINIMUM performance for written residential home inspections. These Standards are to define and clarify the purpose, conditions, limitations, exclusions and certain terms relating to the inspection. These Standards will identify those items, components, and systems which are to be included within the scope of the inspection. Inspections performed under these Standards are basically visual and rely upon the opinion, judgment and experience of the Inspector and are not intended to be TECHNICALLY EXHAUSTIVE.
SCOPE:
A. Inspector Shall:
1. Observe installed systems and components listed in these Standards;
2. Submit a written report to the client which shall:
a. Identify certain components specified in these Standards;
b. Perform a limited visual and audible on-site observation of the structural components, exposed plumbing, heating, cooling systems, electrical systems and built-in appliances;
c. Give a personal opinion as to whether or not the components and/or systems are OPERABLE or INOPERABLE AT THE TIME OF THE INSPECTION, that is, whether such items are PERFORMING THE FUNCTION FOR WHICH THEY ARE NORMALLY INTENDED; OR IN NEED OF IMMEDIATE REPAIR;
d. Note any installed systems or components specified in these Standards which were not observed and state why they were not observed.
B. These standards are not intended to limit the Inspector from:
1. Reporting observations and conditions in addition to those required;
2. Providing additional inspection services or inspecting additional items and/or systems;
3. Excluding various systems and/or components from the inspection.
SECTION 1 STRUCTURAL COMPONENTS:
1. FOUNDATION & FLOOR SYSTEMS
A. Components to be Inspected:
1. Foundation;
2. Floor Systems;
3. Ventilation (when applicable);
4. Split Levels and Basements.
B. Inspection Procedures:
1. Identify type of structure (slab on ground, crawl-space, split level, etc.);
2. Identify the materials of the inspected components (masonry, concrete block, stone, wood, etc.);
3. Observe conditions of all exposed areas of foundation, walls and slab;
4. Observe conditions of the fireplace and/or chimney foundation, if visible;
5. Inspect crawl-space and basements for indications of flooding, water or moisture penetration;
6. Observe crawl-space ventilation and vapor barriers;
7. Check the function of any accessible sump pump;
8. Inspect any associated stair structure.
C. Components Not Normally Inspected or Activated:
1. Crawl-spaces with headroom of less than 3 feet where adverse conditions exist or in the opinion of the inspector entering might damage the property;
2. Move stored items or debris or perform excavation to gain access;
3. Enter areas which may contain materials hazardous to health and/or safety of the Inspector.
2. EXTERIOR/ INTERIOR STRUCTURE
A. Components to be Inspected:
1. Exterior Wall Components;
2. Exterior Moldings and Trim;
3. Windows and Doors;
4. Weather Seals and Protective Coatings;
5. Surfaces of Fireplaces, Flues, and Chimneys;
6. Interior Walls, Floors, and Ceilings;
7. Stairways and Balconies;
8. Kitchen Cabinets.
B. Inspection Procedures:
1. Inspect and identify the type of structure and condition (wood frame / brick veneer, block, siding, shingle, stucco, wood, asbestos, hardboard, masonry, etc.) of all exterior components;
2. Observe conditions of a representative number of exterior windows and doors including associated trim and hardware, and any storm windows and screens when applicable;
3. Inspect conditions of the exterior portions of fireplace and chimney that are readily visible;
4. Observe conditions of accessible attached porches, decks, steps, balconies and carports;
5. Inspect conditions of the floors, walls and ceilings, relative to structural integrity and for evidence of moisture penetration;
6. Inspect conditions of the interior portions of fireplace, dampers, and hearths that are readily visible;
7. Inspect conditions of the steps, stairways, balconies, and railings;
8. Observe the exterior of kitchen cabinets and countertops to determine condition;
9. Check a representative number of interior doors and their hardware.
C. Components Not Normally Inspected or Activated: (Not all-inclusive)
1. Unattached buildings, fences or other types of enclosures, canopies or covers not specifically included within the scope of the inspection;
2. Decks, patios and similar structures not attached to the house or another inspected building;
3. The function or operation of shutters, awnings, window covering or other such accessories;
4. The presence, extent and type of insulation and vapor barriers in the exterior walls;
5. Interior of the chimney flues;
6. Enter areas which may contain materials hazardous to health and safety of the inspector;
7. Fireplaces or stoves, to determine the adequacy of draft, perform a chimney smoke test or inspect any solid fuel device while in use;
8. Inserts or other modifications in any fireplace, stove or chimney;
9. Crawl-spaces with headroom of less than 3 feet or where other adverse conditions exist;
10. Components not readily accessible because of stored items or debris;
11. Cosmetic condition of ceilings, walls, floors or any of their components or coverings, except in cases of water penetration;
12. The operation of security locks, devices or systems.
3. ROOF SYSTEMS
A. Components to be Inspected:
1. Framing, Sheeting and Decking;
2. Roof Covering;
3. Roof Flashing;
4. Rain Gutters;
5. Down Spout Systems;
6. Attic Insulation;
7. Attic Ventilation;
8. Soffits and Fascia;
9. Skylights and other Roof Accessories.
B. Inspection Procedures:
1. Identify materials and observe the condition of the visible roof structure and materials, attic components, rain gutter and downspout systems, roof flashing, sky lights and accessories that are visible from the exterior;
2. Whenever possible, inspect the roof surface and components from walking the roof, arms length distance or with the use of binoculars;
3. Inspect flat roofs for condition where accessibility is readily and safely available;
4. Observe and report approximate attic insulation levels when visible;
5. Check for proper attic ventilation;
6. Report any visible evidence of the presence of moisture from view of attic;
7. Inspect all soffit and fascia for condition and water seals.
C. Components Not Normally Inspected: (Not all-inclusive)
1. Enter attic spaces that are not readily accessible, unsafe for the inspector or where access could damage ceilings or insulation;
2. Walk on or access a roof where it could damage the roof or roofing materials or be unsafe for the inspector;
3. Internal gutter and downspout systems and related underground drainage piping;
4. Antennas, lightning arrestors and similar attachments;
5. Enter areas without adequate walking surfaces but may limit observations to areas visible from attic openings;
6. Temperature, pressure or wind activated equipment when it is not in the operating mode;
7. Access panels where it would break or damage the surface finish or weather seal;
8. Determine the cause and/or location of any evidence of moisture.
4. GRADING AND DRAINAGE
A. Components to be Inspected:
1. Building perimeter, land grade and water drainage directly adjacent to the foundation;
2. Walks, steps, driveways, patios and retaining walls contiguous with the structure;
3. Trees and vegetation that adversely affect the structure.
B. Inspection Procedures:
1. Identify materials and inspect the conditions of the driveways, walkways, retaining walls, patios and other included items continuous with the inspected structure;
2. Observe the drainage, grading and vegetation for conditions that adversely effect the structure.
C. Components not Normally Inspected: (Not all-inclusive)
1. Fences or privacy walls;
2. Physical condition of trees, shrubs and other vegetation;
3. Items concerning soils, geology, site engineering or determine property boundaries.
SECTION 2 BUILT-IN APPLIANCES
A. Components to be Inspected:
1. Dishwasher;
2. Garbage Disposal;
3. Gas and/or Electric Range;
4. Vent Hood/ Exhaust Fans.
B. Inspection Procedures:
1. Identify the type of appliance, brand name and energy source;
2. Perform a complete visual and operational inspection of each appliance;
3. Check performances of each appliance for basic functions.
C. Components not Normally Inspected or Activated: (Not all Inclusive)
1. Devices which require the use of special keys, codes or combinations;
2. Timers, thermostatic controls, ice makers and such auxiliary components of other items inspected;
3. Freestanding appliances including but not limited to refrigerators, washing machines or dryers.
SECTION 3 PLUMBING SYSTEMS
A. Components to be Inspected:
1. Interior Water Distribution System;
a. Water supply for functional flow;
b. Kitchen fixtures and components;
c. Visual water supply lines;
d. Washer box components;
e. Commodes and components;
f. Lavatories and components;
g. Tub and/or shower components;
2. Interior Drain, Vent and Waste Systems (Visual);
a. Traps, drains, waste lines, and vent piping;
b. Leaks;
c. Drainage for functional flow;
3. Water Heating Systems;
a. Water heating equipment;
b. Normal operating controls;
c. Combustion air and venting;
d. Clearance to combustibles.
B. Inspection Procedures:
1. Identify the source of the main water supply (Private or Public);
2. Test water supply for functional flow;
3. Verify the presence of a main valve and determine if the system to be inspected is activated;
4. Identify the type of water heater system, brand and energy source;
5. Operate the water heater and check for the presence of safety devices;
6. Operate all fixtures through a normal cycle and do a visual check of all exposed components;
7. Check all visual waste/drain lines and vent lines for functional flow;
8. Indicate type of sanitary waste system (Private or Public).
C. Components Not Normally Inspected or Activated: (Not all Inclusive)
1. Any main, branch or fixture valve, except faucets;
2. Any system which is shut down or secured;
3. Any plumbing component that is not readily accessible;
4. Any exterior plumbing component such as water mains, private water sources including water wells, sewer mains, private sewer or disposal systems, sprinkler systems, swimming pools, hot tubs, similar or related items.
5. Fire sprinkler systems
6. Water quality and purification of the water supply
7. Water conditioning equipment, including softener and filter systems
8. Test Shower pans for leakage
9. Gas or oil supply systems
10. Temperature and pressure relief valves
11. Health or safety of cesspool and/or septic tanks
12. The capacity, adequacy or efficiency of any hot water systems
SECTION 4 ELECTRICAL SYSTEMS
A. Components to be Inspected:
1. Service Entrances;
2. Main distribution System;
a. Main Overcurrent Device;
b. Circuit Breaker Panels;
c. Fuse Boxes;
d. Wire Type;
e. Exposed Junction Boxes;
f. Exposed Grounding Cables;
g. Ground Fault Circuits;
3. Electrical Components;
a. Switches;
b. Receptacles;
c. Lighting Fixtures;
d. 220 Volt Receptacles;
e. Exposed Grounding Wires.
B. Inspection Procedures:
1. Identify type of primary service (overhead or underground), the type of overcurrent protection devices (fuses or breakers);
2.. Establish the existence and condition of connected service grounding cables;
3. Check the branch circuit wiring at the main and sub-panels for any aluminum wiring;
4. Determine the function of a representative number of accessible switches, receptacles and light fixtures in each room or area of the building;
5. Test and/or verify grounding polarity of all receptacles in proximity to plumbing fixtures or on the exterior, including ground fault interrupter;
6. Check the visible wiring and other components for function;
7. Check for any potential safety hazards.
C. Components Not Normally Inspected or Activated: (Not all-inclusive)
1. Main or sub-panels requiring any tool, probe or testing device;
2. Electrical systems or branch circuits which are not energized;
3. Overload protection devices except G.F.I.C.;
4. Auxiliary systems including, but not limited to: burglar alarms, home protection systems, low voltage relays, antennas, electrical de-icing tapes, sprinkler system wiring, swimming pool wiring, hot tub wiring, and satellite dish or any system which is timer controlled;
5. Move any object, furniture, or appliances to gain access to any electrical component;
6. Test each and every switch, receptacle and fixture;
7. Remove switch and outlet cover plates;
8. Electrical equipment that is not readily accessible, nor dismantle any electrical device or control;
9. The adequacy or efficiency of amperage, voltage ratings or other systems.
SECTION 5 HEATING / COOLING SYSTEMS
1. HEATING SYSTEM
A. Components to be inspected:
1. Permanent Heating Equipment;
a. Gas Forced Warm Air Units;
b. Electric Forced Warm Air Units;
c. Heat Pumps;
d. Auxiliary Heating Systems;
e. Combustion Air;
f. Vent Pipes.
2. Distribution Systems.
B. Inspection Procedures:
1. Identify the type of system, brand name, energy source, number of units or system;
2. Operate system using the normal control devices to determine if functional;
3. Open access panels or covers provided by the manufacturer or installer, that are readily accessible, so that the enclosed components can be inspected;
4. Check function of the accessible controls and components;
5. Check a representative number of heating outlets in each habitable area;
6. Check a representative number of return air outlets in each habitable area;
7. Identify type of material, construction and insulation of heat distribution system;
8. Check for proper duct to plenum connections;
9. Check for proper duct to air flow grill connections.
C. Components Not Normally Inspected or Activated: (Not all-inclusive)
1. Heating systems that have been shut down or do not respond to normal controls;
2. Remove covers and control panels that are not readily accessible;
3. Dismantle any equipment, controls or gauges;
4. Heating system accessories such as humidifiers, air purifiers, motorized dampers, heat reclaimers, heat exchangers and similar devices;
5. Solar heating or collection systems;
6. Activate or operate heating or heat pump equipment and/or systems, when in the judgment of the inspector, it may not be conducive to safe operation, or may cause damage to the equipment;
7. Type of materials contained in insulation and/or wrapping pipes, ducts, jackets, and boilers;
8. Digital type thermostat controls;
9. The efficiency or adequacy of the equipment or the system.
3. CENTRAL COOLING SYSTEMS
A. Components to be Inspected:
1. Refrigerated Cooling Equipment;
a. Air Handling Equipment;
b. Compressor;
c. Condenser Coil;
2. Distribution System
B. Inspection Procedures:
1. Identify the type of system, brand name, equipment, energy source, number of units or systems to be inspected if activated;
2. Operate system using the normal control devices;
3. Open access panels or covers provided by the manufacturer or installer, that are readily accessible, so that the enclosed components can be checked;
4. Identify type of material, construction, and insulation of distribution system;
5. Check for proper duct to plenum connections;
6. Check for proper duct to air flow grill connections;
7. Check a representative number of the air cooling outlets in each habitable area.
C. Components Not Normally Inspected or Activated: (Not all Inclusive)
1. Cooling systems that have been shut down or do not respond to normal controls;
2. Gas-operated refrigeration systems, evaporative window coolers, wall or window mounted air conditioning units;
3. System coolant pressure or determining the presence of leakage;
4. Determining the efficiency or adequacy of the equipment or the system;
5. Equipment when the exterior temperature is below 60 degrees (F) or when in the judgment of the inspector there are conditions not conducive to safe operation or which may cause damage to the equipment;
6. Panels which are not readily accessible;
7. Dismantle any equipment, controls or gauges;
8. Digital type thermostats or controls;
9. Commercial type units including but not limited to chilled water systems or any shared units;
10. Units that have been winterized.
SECTION 6 DEPARTURE PROVISIONS
1. The inspector shall exclude from the inspection any part, component or system which the inspector is not competent or qualified to inspect.
2. The inspector may exclude any part, component or system required for inspection which is inaccessible, which cannot be inspected due to circumstances beyond the control of the inspector, or which the client has agreed should not be inspected.
3. This provision is not intended to prohibit an inspector from specializing or limiting himself to a given specialty nor to require the inspector to specifically exclude other parts, components or systems not ordinarily considered a part of his specialty.
4. The inspector shall comply with these standards of practice for the items being inspected or notify the client as required by this provision.
5. If an inspector excluded any parts, component or system described in this section, other than one which the client has agreed would not be inspected, the inspector shall:
a. Advise the client at the earliest practical time that the specific part, component or system will not be included in the inspection;
b. Confirm in any written inspection report given to the client that the specifically listed part, component or system has not been inspected.
LIMITATIONS AND EXCLUSIONS
1. These standards apply to Single-Family dwellings.
2. The inspection performed under these STANDARDS is basically visual and relies upon the opinion, judgment and experience of the inspector, and is not intended to give opinions on TECHNICAL APPLICATION, or LIFE EXPECTANCY of items on this inspection.
3. No representation or comment is made concerning any latent defects not reasonably observable at the time of the inspection, including, but not limited to recent repairs, painting or covering which may conceal prior or resent damage.
4. Inspections performed under these STANDARDS shall not be construed as a compliance inspection of any CODE, GOVERNMENTAL regulation, estimate of market value or appraisal.
5. In the event any local, state or federal law prohibits a procedure set forth in these STANDARDS, the appropriate law or statute shall prevail and the INSPECTOR is relieved of any and all obligation to adhere to the prohibited part of the Uniform Standards.
6. Inspections performed under these STANDARDS exclude item(s) which are concealed or not readily accessible. The INSPECTOR may remove access panels and covers, which are not readily detachable, but is not required to do so.
7. The INSPECTOR shall not be required to move furniture, personal or stored items, lift floor covering, move wall or ceiling coverings, nor perform any test(s) or procedure(s) which could damage or harm the item(s) being inspected.
8. Excluded are the conditions and operation of on-site water supplies or domestic wells, including water quality and purification. Condition, operation or sanitation of on-site sewage disposal systems such as cesspools, septic tanks, drain fields and related piping, conduit and equipment.
9. Excluded is the evaluation of the capacity, adequacy or efficiency of heating systems, cooling systems, electrical systems or water heating equipment. Also excluded is the testing, operation or inspection solid fuel stoves, space heaters and solar heating or cooling devices.
10. Heating or cooling systems which have been shut-down or taken out of service will not be activated by the INSPECTOR. Any system(s) or equipment, including but not limited to central air conditioning, which in the opinion of the INSPECTOR may be damaged due to ambient temperature or other conditions if operated or tested will not be inspected.
11. The INSPECTOR is not required to walk on a roof when it could damage the roof or roofing materials or be unsafe for the INSPECTOR, nor to remove snow, leaves, debris or other materials that would prohibit observations of any of the roof surface(s) and component(s).
12. The determination of the presence of damage caused by termites and/or any other wood damaging insect and/or organism is excluded.
13. These STANDARDS do not include, and the INSPECTOR is not responsible for, the determination of conditions, past or present, which may cause bacteria, molds and fungi, nor the presence of dirt, dust or airborne particles such as asbestos or gases, including but not limited to radon and other noxious conditions of air quality.
14. The INSPECTOR is not required to enter crawl areas where the headroom is less that three (3) feet, or where adverse conditions exist.
15. The use of special instruments or testing devices, such as but not limited to, amp meters, pressure gauges, moisture meters, gas detectors or similar equipment is not required.
16. The INSPECTOR is not required to include or to divulge any information from a seller's disclosure, a governmental agency or any other source concerning, but not limited to previous geological, environmental or hazardous waste conditions of the property or violations of Codes, Ordinances or other such conditions.
17. Excluded are the following items, equipment, and/or systems: pools, saunas, hot tub, alarms, intercoms, speaker systems, radio or electronic controller and security devices; nonfixed appliances such as but not limited to, washers, dryers, portable dishwasher and refrigerators; thermostat and/or timer controls, water softeners, filters and conditioners; shower drain pans, underground piping, conduit, wiring, sprinkler systems or central vacuum systems.
18. The INSPECTOR is not required to report on:
A. The methods, materials or cost of corrections;
B. The suitability for any specialized use;
C. The advisability or inadvisability of purchase of the property;
D. Cosmetic items, underground items or items not permanently installed.
19. The inspection is performed and the report is furnished on an opinion basis as determined by the INSPECTOR based upon a limited visual and audible on-site observation at the TIME AND DATE of the inspection.
20. The performance of the inspection under the STANDARDS is neither expressed nor implied warranty and/or guarantee to the operation of any items after the TIME AND DATE of the inspection.
21. The AMERICAN ASSOCIATION OF HOME INSPECTORSTM requires that each INSPECTOR performs inspections in accordance with these STANDARDS and any applicable law(s).
