Home inspections explained
How to find a home inspector?
After people understand what a home inspector is looking and they deciede to hire a home inspector, The next question is how to choose a home inspector. Well, we always recommend you only hire a ASHI Certified Home Inspector professional. ASHI Certified Home Inspectors are trained and have experience in evaluating all the component features in a house, and and to draw you a clear and accurate picture of the condition of these components. They also are currently the only home inspectors with third party credentials through the National Commission for Certifying Agencies (NCCA).
The home inspector should want you to be present for the home inspection and should make himself available to you after the Inspection, to clarify or answer any questions you may have about the Inspection and Report. An Inspector can be an invaluable resource for you, long after you have moved in. A quality Home Inspection, performed by a professional, is designed to provide you with the information you need to make a more informed decision about your potential purchase.
WHAT SHOULD YOU LOOK FOR IN A HOME INSPECTOR
ASHI has the highest educational standards in the home inspection industry. The ASHI Standard of Practice and Code of Ethics have been adopted by states as the standard by which their licenses are based. ASHI is the only home inspector association that is recognized as a certifying body by the National Commission for Certifying Agencies (NCAA).
ASHI has the highest educational standards in the home inspection industry. The ASHI Standard of Practice and Code of Ethics have been adopted by states as the standard by which their licenses are based. ASHI is the only home inspector association that is recognized as a certifying body by the National Commission for Certifying Agencies (NCAA).
Building Exterior
GROUNDS / SITE – The drainage, downspouts, drain/vents, water stop box/meter, window wells, retaining walls, walks, steps, stoops, driveways, fencing, and landscaping.
BUILDING EXTERIOR – The siding type, siding condition, gables, fascias, soffits, entry, bay/bow windows, decorative trim, painted finishes, electrical, water spigots, masonry, and brickwork.
EXTERIOR WINDOWS / DOORS – Entry doors (front, side, rear, basement), sliding doors, windows, screens, storm windows, and basement windows.
PORCHES / DECKS – Materials, method of construction, rails, trim, structure, steps, and flooring.
Home Inspection Standard of Practice – Exterior
4. EXTERIOR
4.1 The inspector shall:
A. inspect:
1. wall coverings, flashing, and trim.
2. exterior doors.
3. attached and 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 and entryway walkways, patios, and driveways.
B. describe wall coverings.
4.2 The inspector is NOT required to inspect:
A. screening, shutters, awnings, and similar seasonal accessories.
B. fences, boundary walls, and similar structures.
C. geological and 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.
Interiors
GENERAL INTERIOR FINISHES – Walls, ceilings, floors, interior stairs, steps, handrails, cabinetry, built-ins, and interior doors.
KITCHEN/BATHS/BARS – The Cabinetry, counter tops, sink, faucet, drains, appliances, outlets, switches, lighting, walls, ceilings, ventilation, and bars.
GARAGES – Fire walls and ceilings, doors, vehicle doors, and electric door operators.
Home Inspection Standard of Practice – Interiors
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 vehicle doors and garage vehicle door operators.
F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function.
10.2 The inspector is NOT required to inspect:
A. paint, wallpaper, and other finish treatments.
B. floor coverings.
C. window treatments.
D. coatings on and the hermetic seals between panes of window glass.
E. central vacuum systems.
F. recreational facilities.
G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F.
H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance.
I. operate, or confirm the operation of every control and feature of an inspected appliance.
Foundation and Structural Elements
FOUNDATIONS/CRAWL SPACES – Foundation walls, bearing structures, floor structure, sub-floor, basement floors, floor drains, sump pumps, stairs and rails, evidence of moisture, crawl space area, crawl space structure, and crawl space floor/ventilation.
ATTIC – Type of structure, roof/ceiling structure, roof decking, attic insulation, attic ventilation, moisture issues, whole house fans, wall insulation, electrical, HVAC ductwork, and chimney/flue piping.
Home Inspection Standard of Practice – Structural
3. STRUCTURAL COMPONENTS
3.1 The inspector shall:
A. inspect structural components including the foundation and framing.
B. describe:
1. the methods used to inspect under-floor crawlspaces 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 engineering or architectural services or analysis.
B. offer an opinion about the adequacy of structural systems and components.
C. enter under-floor crawlspace areas that have less than 24 inches of vertical clearance between components and the ground or that have an access opening smaller than 16 inches by 24 inches.
D. traverse attic load-bearing components that are concealed by insulation or by other materials.
Fireplaces and Wood Stoves
FIREPLACES/WOOD BURNING STOVES – The construction materials, construction type, flue, damper, and gas logs.
Home Inspection Standard of Practice – Fireplaces and Fuel-Burning Appliances
12. FIREPLACES AND FUEL-BURNING APPLIANCES
12.1 The inspector shall:
A. inspect:
1. fuel-burning fireplaces, stoves, and fireplace inserts.
2. fuel-burning accessories installed in fireplaces.
3. chimneys and vent systems.
B. describe systems and components listed in 12.1.A.1 and .2.
12.2 The inspector is NOT required to:
A. inspect:
1. interiors of vent systems, flues, and chimneys that are not readily accessible.
2. fire screens and doors.
3. seals and gaskets.
4. automatic fuel feed devices.
5. mantles and fireplace surrounds.
6. combustion air components and to determine their adequacy.
7. heat distribution assists (gravity fed and fan assisted).
8. fuel-burning fireplaces and appliances located outside the inspected structures.
B. determine draft characteristics.
C. move fireplace inserts and stoves or firebox contents.
Plumbing Systems
PLUMBING SYSTEMS – The water main, main water shut-off, interior visible piping, supply/shut-off valves, water pressure, and drain/waste/vent piping.
HOT WATER – Document the manufacturer, age, capacity, power source, burners, controls, valves, TPR valve, overflow, flue, and expansion tank.
BATHROOMS – Document/Inspect the type, fixtures, faucets, drains, electrical, floor, walls, tubs, shower, and ventilation.
KITCHEN/BARS – The Cabinetry, counter tops, sink, faucet, all drains. All other components are inspected as part of the interior finishes.
LAUNDRY FACILITIES – Water supplies, drainage, electrical, dryer facilities, cabinetry, sinks, drains, and faucets.
Home Inspection Standard of Practice – Plumbing
6. PLUMBING
6.1 The inspector shall:
A. inspect:
1. interior water supply and distribution systems including fixtures and faucets.
2. interior drain, waste, and vent systems including fixtures.
3. water heating equipment and hot water supply systems.
4. vent systems, flues, and chimneys.
5. fuel storage and fuel distribution systems.
6. sewage ejectors, sump pumps, and related piping.
B. describe:
1. interior 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 vent systems, flues, and chimneys that are not readily accessible.
3. wells, well pumps, and water storage related equipment.
4. water conditioning systems.
5. solar, geothermal, and other renewable energy water heating systems.
6. manual and automatic fire extinguishing and sprinkler systems and landscape irrigation systems.
7. septic and other sewage disposal systems.
B. determine:
1. whether water supply and sewage disposal are public or private.
2. water quality.
3. the adequacy of combustion air components.
C. measure water supply flow and pressure, and well water quantity.
D. fill shower pans and fixtures to test for leaks.
Electrical Systems
ELECTRICAL SYSTEMS – Service size, service entry cable, panel type, main shut-off, system ground, over current protection, electrical panels, visible circuitry, outlets, switch, lighting, fans, GFCI/AFCI protection, and smoke detectors.
Home Inspection Standard of Practice – Electrical
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. over current protection devices.
8. a representative number of installed lighting fixtures, switches, and receptacles.
9. ground fault circuit interrupters and arc fault circuit interrupters.
B. describe:
1. amperage rating of the service.
2. location of main disconnect(s) and subpanels.
3. presence or absence of smoke alarms and carbon monoxide alarms.
4. the predominant branch circuit wiring method.
7.2 The inspector is NOT required to:
A. inspect:
1. remote control devices.
2. or test smoke and carbon monoxide alarms, security systems, and other signaling and warning devices.
3. low voltage wiring systems and components.
4. ancillary wiring systems and components not a part of the primary electrical power distribution system.
5. solar, geothermal, wind, and other renewable energy systems.
B. measure amperage, voltage, and impedance.
C. determine the age and type of smoke alarms and carbon monoxide alarms.
Heating and Cooling
HEATING/COOLING SYSTEMS – Type of systems, fuel source, age, capacity, housing, heat exchanger/elements, compressors, refrigerant lines, blower/motor, flue, fuel lines and valves, distribution ducts/pipes, filters, electrical service, registers/radiators, and more.
Home Inspection Standard of Practice Heating
8.1 The inspector shall:
A. open readily openable access panels.
B. inspect:
1. installed heating equipment.
2. vent systems, flues, and chimneys.
3. distribution systems.
C. describe:
1. energy source(s).
2. heating systems.
8.2 The inspector is NOT required to:
A. inspect:
1. interiors of vent systems, flues, and chimneys that are not readily accessible.
2. heat exchangers.
3. humidifiers and dehumidifiers.
4. electric air cleaning and sanitizing devices.
5. heating systems using ground-source, water-source, solar, and renewable energy technologies.
6. heat-recovery and similar whole-house mechanical ventilation systems.
Home Inspection Standard of Practice – Air Conditioning
9. AIR CONDITIONING
9.1 The inspector shall:
A. open readily openable access panels.
B. inspect:
1. central and permanently installed cooling equipment.
2. distribution systems.
C. describe:
1. energy source(s).
2. cooling systems.
9.2 The inspector is NOT required to:
A. inspect electric air cleaning and sanitizing devices.
B. determine cooling supply adequacy and distribution balance.
C. inspect cooling units that are not permanently installed or that are installed in windows.
D. inspect cooling systems using ground-source, water-source, solar, and renewable energy technologies.
Roofing
ROOFING – The roofing materials, roof style, valleys, gutters, downspouts, flues, vent pipes, skylights, flashing, and chimneys.
Home Inspection Standard of Practice – Roofing
5. ROOFING
5.1 The inspector shall:
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. antennas.
B. interiors of vent systems, flues, and chimneys that are not readily accessible.
C. other installed accessories.
Insulation and Ventilation
INSULATION – Attic, bathroom, kitchen, laundry room, whole house fans.
VENTILATION – Wall and attic insulation where visible.
Home Inspection Standard of Practice – Insulation and Ventilation
11. INSULATION AND VENTILATION
11.1 The inspector shall:
A. inspect:
1. insulation and vapor retarders in unfinished spaces.
2. ventilation of attics and foundation areas.
3. kitchen, bathroom, laundry, and similar exhaust systems.
4. clothes dryer exhaust 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.