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Standards of Practice
The National Association of Certified
Home Inspectors
Table of Contents
1. Definitions and Scope.
2.
Standards of Practice
2.1. Roof
2.2. Exterior
2.3. Basement,
Foundation, Crawlspace & Structure
2.4. Heating
2.5. Cooling
2.6.
Plumbing
2.7. Electrical
2.8. Fireplace
2.9. Attic &
Insulation
2.10. Doors, Windows & Interior
3. Limitations,
Exceptions & Exclusions
4. Glossary of Terms
1.
Definitions and Scope
1.1. A Home inspection is a non-invasive visual
examination of a residential dwelling, performed for a fee, which is designed to
identify observed material defects within specific components of said dwelling.
Components may include any combination of mechanical, structural, electrical,
plumbing, or other essential systems or portions of the home, as identified and
agreed to by the Client and Inspector, prior to the inspection
process.
I. A home inspection is intended to assist in evaluation of the
overall condition of the dwelling. The inspection is based on observation of the
visible and apparent condition of the structure and its components on the date
of the inspection and not the prediction of future conditions.
II. A home
inspection will not reveal every concern that exists or ever could exist, but
only those material defects observed on the day of the inspection.
1.2. A
Material defect is a condition with a residential real property or any portion
of it that would have a significant adverse impact on the value of the real
property or that involves an unreasonable risk to people on the property. The
fact that a structural element, system or subsystem is near, at or beyond the
end of the normal useful life of such a structural element, system or subsystem
is not by itself a material defect.
1.3. An Inspection report shall
describe and identify in written format the inspected systems, structures, and
components of the dwelling and shall identify material defects observed.
Inspection reports may contain recommendations regarding conditions reported or
recommendations for correction, monitoring or further evaluation by
professionals, but this is not required.
2. Standards of
Practice
2.1. Roof
I. The inspector shall inspect from ground
level or eaves:
A. The roof covering.
B. The gutters.
C. The
downspouts.
D. The vents, flashings, skylights, chimney and other roof
penetrations.
E. The general structure of the roof from the readily
accessible panels, doors or stairs.
II. The inspector is not required
to:
A. Walk on any roof surface.
B. Predict the service life
expectancy.
C. Inspect underground downspout diverter drainage pipes.
D.
Remove snow, ice, debris or other conditions that prohibit the observation of
the roof surfaces.
E. Inspect antennae, lightning arresters, or similar
attachments.
2.2. Exterior
I. The inspector shall
inspect:
A. The siding, flashing and trim.
B. All exterior doors,
decks, stoops, steps, stairs, porches, railings, eaves, soffits and
fascias.
C. And report as in need of repair any spacings between intermediate
balusters, spindles, or rails for steps, stairways, balconies, and railings that
permit the passage of an object greater than four inches in diameter.
D. A
represntative number of windows.
E. The vegetation, surface drainage and
retaining walls when these are likely to adversely affect the structure.
F.
And describe the exterior wall covering.
II. The inspector is not required
to:
A. Inspect or operate screens, storm windows, shutters, awnings,
fences, outbuildings, or exterior accent lighting.
B. Inspect items,
including window and door flashings, which are not visible or readily accessible
from the ground.
C. Inspect geological, geotechnical, hydrological and/or
soil conditions.
D. Inspect recreational facilities.
E. Inspect seawalls,
break-walls and docks.
F. Inspect erosion control and earth stabilization
measures.
G. Inspect for safety type glass.
H. Inspect underground
utilities.
I. Inspect underground items.
J. Inspect wells or
springs.
K. Inspect solar systems.
L. Inspect swimming pools or
spas.
M. Inspect septic systems or cesspools.
N. Inspect playground
equipment.
O. Inspect sprinkler systems.
P. Inspect drain fields or
drywells.
Q. Determine the integrity of the thermal window seals or damaged
glass.
2.3. Basement, Foundation & Crawlspace
I. The inspector
shall inspect:
A. The basement.
B. The foundation.
C. The
crawlspace.
D. The visible structural components.
E. Any present
conditions or clear indications of active water penetration observed by the
inspector.
F. And report any general indications of foundation movement that
are observed by the inspector, such as but not limited to sheetrock cracks,
brick cracks, out-of-square door frames or floor slopes.
II. The inspector is
not required to:
A. Enter any crawlspaces that are not readily accessible
or where entry could cause damage or pose a hazard to the inspector.
B. Move
stored items or debris.
C. Operate sump pumps with inaccessible floats.
D.
Identify size, spacing, span, location or determine adequacy of foundation
bolting, bracing, joists, joist spans or support systems.
E. Provide any
engineering or architectural service.
F. Report on the adequacy of any
structural system or component.
2.4. Heating
I. The inspector
shall inspect:
A. The heating system and describe the energy source and
heating method using normal operating controls.
B. And report as in need of
repair electric furnaces which do not operate.
C. And report if inspector
deemed the furnace inaccessible.
II. The inspector is not required
to:
A. Inspect or evaluate interiors of flues or chimneys, fire chambers,
heat exchangers, humidifiers, dehumidifiers, electronic air filters, solar
heating systems, solar heating systems or fuel tanks.
B. Inspect underground
fuel tanks.
C. Determine the uniformity, temperature, flow, balance,
distribution, size, capacity, BTU, or supply adequacy of the heating
system.
D. Light or ignite pilot flames.
E. Activate heating, heat pump
systems, or other heating systems when ambient temperatures or when other
circumstances are not conducive to safe operation or may damage the
equipment.
F. Override electronic thermostats.
G. Evaluate fuel
quality.
H. Verify theromstat calibration, heat anticipation or automatic
setbacks, timers, programs or clocks.
2.5. Cooling
I. The inspector
shall inspect:
A. The central cooling equipment using normal operating
controls.
II. The inspector is not required to:
A. Determine the
uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or
supply adequacy of the cooling system.
B. Inspect window units, through-wall
units, or electronic air filters.
C. Operate equipment or systems if exterior
temperature is below 60 degrees Fahrenheit or when other circumstances are not
conducive to safe operation or may damage the equipment.
D. Inspect or
determine thermostat calibration, heat anticipation or automatic setbacks or
clocks.
E. Examine electrical current, coolant fluids or gasses, or coolant
leakage.
2.6. Plumbing
I. The inspector shall:
A. Verify
the presence of and identify the location of the main water shutoff valve.
B.
Inspect the water heating equipment, including combustion air, venting,
connections, energy sources, seismic bracing, and verify the presence or absence
of temperature-pressure relief valves and/or Watts 210 valves.
C. Flush
toilets.
D. Run water in sinks, tubs, and showers.
E. Inspect the interior
water supply including all fixtures and faucets.
F. Inspect the drain, waste
and vent systems, including all fixtures.
G. Describe any visible fuel
storage systems.
H. Inspect the drainage sump pumps testing sumps with
accessible floats.
I. Inspect and describe the water supply, drain, waste and
main fuel shut-off valves, as well as the location of the water main and main
fuel shut-off valves.
J. Inspect and determine if the water supply is public
or private.
K. Inspect and report as in need of repair deficiencies in the
water supply by viewing the functional flow in two fixtures operated
simultaneously.
L. Inspect and report as in need of repair deficiencies in
installation and identification of hot and cold faucets.
M. Inspect and
report as in need of repair mechanical drain-stops that are missing or do not
operate if installed in sinks, lavatories and tubs.
N. Inspect and report as
in need of repair commodes that have cracks in the ceramic material, are
improperly mounted on the floor, leak, or have tank components which do not
operate.
II. The inspector is not required to:
A. Light or ignite
pilot flames.
B. Determine the size, temperature, age, life expectancy or
adequacy of the water heater.
C. Inspect interiors of flues or chimneys,
water softening or filtering systems, well pumps or tanks, safety or shut-of
valves, floor drains, lawn sprinkler systems or fire sprinkler systems.
D.
Determine the exact flow rate, volume, pressure, temperature, or adequacy of the
water supply.
E. Determine the water quality or potability or the reliability
of the water supply or source.
F. Open sealed plumbing access panels.
G.
Inspect clothes washing machines or their connections.
H. Operate any main,
branch or fixture valve.
I. Test shower pans, tub and shower surrounds or
enclosures for leakage.
J. Evaluate the compliance with local or state
conservation or energy standards, or the proper design or sizing of any water,
waste or venting components, fixtures or piping.
K. Determine the
effectiveness of anti-siphon, back-flow prevention or drain-stop devices.
L.
Determine whether there are sufficient clean-outs for effective cleaning of
drains.
M. Evaluate gas, liquid propane or oil storage tanks.
N. Inspect
any private sewage waste disposal system or component of. O. Inspect water
treatment systems or water filters.
P. Inspect water storage tanks, pressure
pumps or bladder tanks.
Q. Evaluate time to obtain hot water at fixtures, or
perform testing of any kind to water heater elements.
R. Evaluate or
determine the adequacy of combustion air.
S. Test, operate, open or close
safety controls, manual stop valves and/or temperature or pressure releif
valves.
T. Examine ancillary systems or components, such as, but not limited
to, those relating to solar water heating, hot water circulation.
2.7.
Electrical
I. The inspector shall inspect:
A. The service
line.
B. The meter box.
C. The main disconnect.
D. And determine the
rating of the service amperage.
E. Panels, breakers and fuses.
F. The
service grounding and bonding.
H. A representative sampling of switches,
receptacles, light fixtures, AFCI receptacles.
I. And test all GFCI
receptacles and GFCI circuit breakers observed and deemed to be GFCI's during
the inspection.
I. And report the presence of solid conductor aluminum branch
circuit wiring if readily visible.
J. And report on any GFCI-tested
receptacles in which power is not present, polarity is incorrect, the receptacle
is not grounded, is not secured to the wall, the cover is not in place, the
ground fault circuit interrupter devices are not properly installed or do not
operate properly, or evidence of arcing or excessive heat is present.
K. The
service entrance conductors and the condition of their sheathing.
L. The
ground fault circuit interrupters observed and deemed to be GFCI's during the
inspection with a GFCI tester.
M. And describe the amperage rating of the
service.
N. And report the absence of smoke detectors.
O. Service entrance
cables and report as in need of repair deficiencies in the integrity of the
insulation, drip loop, or separation of conductors at weatherheads and
clearances.
II. The inspector is not required to:
A. Insert any tool,
probe or device into the main panel, sub-panels, downstream panesl, or
electrical fixtures.
B. Operate electrical systems that are shut down.
C.
Remove panel covers or dead front covers if not readily accessible.
D.
Operate over current protection devices.
E. Operate non-accessible smoke
detectors.
F. Measure or determine the amperage or voltage of the main
service if not visibly labeled.
G. Inspect the alarm system and
components.
H. Inspect the ancillary wiring or remote control devices.
I.
Activate any electrical systems or branch circuits which are not
energized.
J. Operate overload devices.
K. Inspect low voltage systems,
electrical de-icing tapes, swimming pool wiring or any time-controlled
devices.
L. Verify the continuity of the connected service ground.
M.
Inspect private or emergency electrical supply sources, including but not
limited to generators, windmills, photovoltaic solar collectors, or battery or
electrical storage facility.
N. Inspect spark or lightning arrestors.
O.
Conduct voltage drop calculations.
P. Determine the accuracy of breaker
labeling.
2.8. Fireplace
I. The inspector shall inspect:
A.
The fireplace, and open and close the damper door if readily accessible and
operable.
B. Hearth extensions and other permanently installed
components.
C. And report as in need of repair deficiencies in the lintel,
hearth and material surrounding the fireplace, including clearance from
combustible materials.
II. The inspector is not required to:
A.
Inspect the flue or vent system.
B. Inspect the interior of chimneys or
flues, fire doors or screens, seals or gaskets, or mantels.
C. Determine the
need for a chimney sweep.
D. Operate gas fireplace inserts.
E. Light pilot
flames.
F. Determine the appropriateness of such installation.
G. Inspect
automatic fuel feed devices.
H. Inspect combustion and/or make-up air
devices.
I. Inspect heat distribution assists whether gravity controlled or
fan assisted.
J. Ignite or extinguish fires.
K. Determine draft
characteristics.
L. Move fireplace inserts, stoves, or firebox
contents.
M. Determine adequacy of draft, perform a smoke test or dismantle
or remove any component.
N. Perform an NFPA inspection.
2.9. Attic,
Ventilation & Insulation
I. The inspector shall inspect:
A.
The insulation in unfinished spaces.
B. The ventilation of attic
spaces.
C. Mechanical ventilation systems.
D. And report on the general
absence or lack of insulation.
II. The inspector is not required
to:
A. Enter the attic or unfinished spaces that are not readily
accessible or where entry could cause damage or pose a safety hazard to the
inspector in his or her opinion.
B. To move, touch, or disturb
insulation.
C. To move, touch or disturb vapor retarders.
D. Break or
otherwise damage the surface finish or weather seal on or around access panels
and covers.
E. Identify the composition of or the exact R-value of insulation
material.
F. Activate thermostatically operated fans.
G. Determine the
types of materials used in insulation/wrapping of pipes, ducts, jackets,
boilers, and wiring.
H. Determin adequacy of ventilation.
2.10. Doors,
Windows & Interior
I. The inspector shall:
A. Open and close a
representative number of doors and windows.
B. Inspect the walls, ceilings,
steps, stairways, and railings.
C. Inspect garage doors and garage door
openers by operating first by remote (if available) and then by the installed
automatic door control.
D. And report as in need of repair any installed
electronic sensors that are not operable or not installed at proper heights
above the garage door.
E. And report as in need of repair any door locks or
side ropes that have not been removed or disabled when garage door opener is in
use.
F. And report as in need of repair any windows that are obviously fogged
or display other evidence of broken seals.
II. The inspector is not
required to:
A. Inspect paint, wallpaper, window treatments or finish
treatments.
B. Inspect central vacuum systems.
C. Inspect safety
glazing.
D. Inspect security systems or components.
E. Evaluate the
fastening of countertops, cabinets, sink tops and fixtures, or firewall
compromises.
F. Move furniture, stored items, or any coverings like carpets
or rugs in order to inspect the concealed floor structure.
G. Move drop
ceiling tiles.
H. Inspect or move any household appliances.
I. Inspect or
operate equipment housed in the garage except as otherwise noted.
J. Verify
or certify safe operation of any auto reverse or related safety function of a
garage door.
K. Operate or evaluate security bar release and opening
mechanisms, whether interior or exterior, including compliance with local,
state, or federal standards.
L. Operate any system, appliance or component
that requires the use of special keys, codes, combinations, or devices.
M.
Operate or evaluate self-cleaning oven cycles, tilt guards/latches or signal
lights.
N. Inspect microwave ovens or test leakage from microwave
ovens.
O. Operate or examine any sauna, steam-jenny, kiln, toaster,
ice-maker, coffee-maker, can-opener, bread-warmer, blender, instant hot water
dispenser, or other small, ancillary devices.
P. Inspect elevators.
Q.
Inspect remote controls.
R. Inspect appliances.
S. Inspect items not
permanently installed.
T. Examine or operate any above-ground, movable,
freestanding, or otherwise non-permanently installed pool/spa, recreational
equipment or self-contained equipment.
U. Come into contact with any pool or
spa water in order to determine the system structure or components.
V.
Determine the adequacy of spa jet water force or bubble effect.
W. Determine
the structural integrity or leakage of a pool or spa.
3.
Limitations, Exceptions & Exclusions
3.1. Limitations:
I. An
inspection is not technically exhaustive.
II. An inspection will not identify
concealed or latent defects.
III. An inspection will not deal with aesthetic
concerns or what could be deemed matters of taste, cosmetic, etc.
IV. An
inspection will not determine the suitability of the property for any use.
V.
An inspection does not determine the market value of the property or its
marketability.
VI. An inspection does not determine the advisability or
inadvisability of the purchase of the inspected property.
VII. An inspection
does not determine the life expectancy of the property or any components or
systems therein.
VIII. An inspection does not include items not permanently
installed.
IX. These Standards of Practice apply only to homes with four or
fewer dwelling units.
3.2. Exclusions:
I. The inspectors are
not required to determine:
A. Property boundary lines or
encroachments.
B. The condition of any component or system that is not
readily accessible.
C. The service life expectancy of any component or
system.
D. The size, capacity, BTU, performance, or efficiency of any
component or system.
E. The cause or reason of any condition.
F. The cause
for the need of repair or replacement of any system or component.
G. Future
conditions.
H. The compliance with codes or regulations.
I. The presence
of evidence of rodents, animals or insects.
J. The presence of mold, mildew
or fungus.
K. The presence of air-borne hazards.
L. The presence of
birds.
M. The presence of other flora or fauna.
N. The air quality.
O.
The existence of asbestos.
P. The existence of environmental hazards.
Q.
The existence of electro-magnetic fields.
R. The presence of hazardous
materials including, but not limited to, the presence of lead in paint.
S.
Any hazardous waste conditions.
T. Any manufacturer recalls or conformance
with manufacturer installation or any information included in the consumer
protection bulletin.
U. Operating costs of systems.
V. Replacement or
repair cost estimates.
W. The acoustical properties of any systems.
X.
Estimates of how much it will cost to run any given system.
II. The
inspectors are not required to operate:
A. Any system that is shut
down.
B. Any system that does not function properly.
C. Or evaluate low
voltage electrical systems such as, but not limited to:
1. Phone lines.
2.
Cable lines.
3. Antennae.
4. Lights.
5. Remote controls.
D. Any
system that does not turn on with the use of normal operating controls.
E.
Any shut off valves or manual stop valves.
F. Any electrical disconnect or
over current protection devices.
G. Any alarm systems.
H. Moisture meters,
gas detectors or similar equipment.
III. The inspectors are not required
to:
A. Move any personal items or other obstructions, such as, but not
limited to:
1. Throw rugs.
2. Furniture.
3. Floor or wall
coverings.
4. Ceiling tiles.
5. Window coverings.
6. Equipment.
7.
Plants.
8. Ice.
9. Debris.
10. Snow.
11. Water.
12. Dirt.
13.
Foliage.
14. Pets.
B. Dismantle, open, or uncover any system or
component.
C. Enter or access any area which may, in the opinion of the
inspector, to be unsafe or risk personal safety.
D. Enter crawlspaces or
other areas that are unsafe or not readily accessible.
E. Inspect underground
items such as, but not limited to, underground storage tanks or other
indications of their presence, whether abandoned or actively used.
F. Do
anything which, in the inspector's opinion, is likely to be unsafe or dangerous
to the inspector or others or damage property, such as, but not limited to,
walking on roof surfaces, climbing ladders, entering attic spaces or negotiating
with dogs.
G. Inspect decorative items.
H. Inspect common elements or
areas in multi-unit housing.
I. Inspect intercoms, speaker systems,
radio-controlled, security devices or lawn irrigation systems.
J. Offer
guarantees or warranties.
K. Offer or perform any engineering services.
L.
Offer or perform any trade or professional service other than home
inspection.
M. Research the history of the property, report on its potential
for alteration, modification, extendibility, or its suitability for a specific
or proposed use for occupancy.
N. Determine the age of construction or
installation of any system structure, or component of a building, or
differentiate between original construction or subsequent additions,
improvements, renovations or replacements thereto.
O. Determine the
insurability of a property.
P. Perform or offer Phase 1 environmental
audits.
Q. Inspect on any system or component which is not included in these
standards.
4. Glossary of Terms
4.1. Accessible: Can be
approached or entered by the inspector safely, without difficulty, fear or
danger.
4.2. Activate: To turn on, supply power, or enable systems,
equipment, or devices to become active by normal operating controls. Examples
include turning on the gas or water supply valves to the fixtures and appliances
and activating electrical breakers or fuses.
4.3. Adversely Affect:
Constitute, or potentially constitute, a negative or destructive
impact.
4.4. Alarm System: Warning devices, installed or free-standing,
including but not limited to: Carbon monoxide detectors, flue gas and other
spillage detectors, security equipment, ejector pumps and smoke
alarms.
4.5. Appliance: A household device operated by use of electricity
or gas. Not included in this definition are components covered under central
heating, central cooling or plumbing.
4.6. 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, design development, preparation of
construction contract documents, and administration of the construction
contract.
4.7. Component: A permanently installed or attached fixture,
element or part of a system.
4.8. Condition: The visible and conspicuous
state of being of an object.
4.9. Crawlspace: The area within the
confines of the foundation and between the ground and the underside of the
lowest floor structural component.
4.10. Decorative: Ornamental; not
required for the operation of essential systems and components of a
home.
4.11. Describe: Report in writing a system or component by its
type, or other observed characteristics, to distinguish it from other components
used for the same purpose.
4.12. Determine: To arrive at an opinion or
conclusion pursuant to examination.
4.13. Dismantle: To open, take apart
or remove any component, device or piece that would not typically be opened,
taken apart or removed by an ordinary occupant.
4.14. Engineering
Service: 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, investigation, 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.
4.15. Enter: To go into an area to observe
visible components.
4.16. Evaluate: To assess the systems, structures or
components of a dwelling.
4.17. Examine: To visually look. See
Inspect.
4.18. Foundation: The base upon which the structure or wall
rests; usually masonry, concrete, or stone, and generally partially
underground.
4.19. Function: The action for which an item, component, or
system is specially fitted or used or for which an item, component or system
exists; to be in action or perform a task.
4.20. Functional: Performing,
or able to perform, a function.
4.21. Home Inspection: The process by
which an inspector visually examines the readily accessible systems and
components of a home and operates those systems and components utilizing these
Standards of Practice as a guideline.
4.22. Household Appliances: Kitchen
and laundry appliances, room air conditioners, and similar
appliances.
4.23. Inspect: To visually look at readily accessible systems
and components safely, using normal operating controls and accessing readily
accessible panels and areas in accordance with these Standards of
Practice.
4.24. Inspected Property: The readily accessible areas of the
buildings, site, items, components, and systems included in the
inspection.
4.25. Inspector: One who performs a real estate
inspection.
4.26. Installed: Attached or connected such that the
installed item requires tool for removal.
4.27. Material Defect: Refer to
section 1.2.
4.28. Normal Operating Controls: Devices such as thermostats
that would be operated by ordinary occupants which require no specialized skill
or knowledge.
4.29. Observe: To see through visually directed
attention.
4.30. Operate: To cause systems to function or turn on with
normal operating controls.
4.31. Readily Accessible: An item or component
is readily accessible if, in the judgment of the inspector, it is capable of
being safely observed without movement of obstacles, detachment or disengagement
of connecting or securing devices, or other unsafe or difficult procedures to
gain access.
4.32. Recreational Facilities: Spas, saunas, steam baths,
swimming pools, tennis courts, playground equipment, and other exercise,
entertainment or athletic facilities.
4.33. Report: A written
communication (possibly including digital images) of any material defects seen
during the inspection.
4.34. Representative Number: A sufficient number
to serve as a typical or characteristic example of the item(s)
inspected.
4.35. Safety Glazing: Tempered glass, laminated glass, or
rigid plastic.
4.36. Shut Down: Turned off, unplugged, inactive, not in
service, not operational, etc.
4.37. Structural Component: A component
which supports non-variable forces or weights (dead loads) and variable forces
or weights (live loads).
4.38. System: An assembly of various components
to function as a whole.
4.39. Technically Exhaustive: A comprehensive and
detailed examination beyond the scope of a real estate home inspection which
would involve or include, but would not be limited to: dismantling, specialized
knowledge or training, special equipment, measurements, calculations, testing,
research, analysis or other means.
4.40. 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.
4.41. Verify: To confirm or
substantiate.
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