American Inspectors Society

STANDARDS OF PRACTICE

A home inspection is a visual physical examination, performed for a fee, designed to identify material defects in the systems, structures, and components of a building as they exist at the time of the inspection.

The specific structures and components of a building to be examined are listed in these Standards of Practice.  Inspections performed in accordance with these Standards are a general visual inspection only and are not intended to be technically exhaustive.  Inspection reports may contain recommendations regarding conditions reported or recommendations for further evaluation by appropriate persons.

An inspection performed by an AIS inspector is limited to the items and systems contained in these Standards and those listed on the inspection report.

BUILT-IN APPLIANCES AND SYSTEMS

Items to be identified, inspected and reported:

Dishwasher:

1. Identify the manufacturer.
2. Inspect the condition and operation of the dishwasher according to procedures outlined in the AIS inspection manual and describe and report defects or deficiencies.

Range/Oven:

1. Identify the type of range/oven and manufacturer.
2. Inspect the condition and operation of the range/oven according to procedures outlined in the AIS inspection manual and describe and report defects or deficiencies.

Vent hood:

1. Identify the manufacturer.
2. Inspect the condition and operation of the vent hood according to procedures outlined in the AIS inspection manual and describe and report defects or deficiencies.

Kitchen Sink / Cabinets / Countertop

Inspect the condition of the sink, cabinets and countertop according to procedures outlined in the AIS inspection manual and describe and report defects or deficiencies.

Disposal:

Identify the manufacturer. Inspect the condition and operation of the disposal according to procedures outlined in the AIS inspection manual and describe and report defects or deficiencies.

Smoke Detectors:

Manually test by depressing the test button

The inspector is not required to:

1. Activate any system or appliance that is shut down.
2. Operate or evaluate any system, component or appliance that does not respond to normal user controls.
3. Operate any gas appliance that requires the use of a match or other remote burner lighting device.
4. Operate any system or appliance that requires the use of special codes, keys, combinations or devices.
5. Operate any system, component or appliance where damage may occur.
6. Determine thermostat calibration, adequacy of heating elements, operate or evaluate self-cleaning oven cycles, signal lights, or automatic setbacks or clocks.
7. Determine leakage from microwave ovens.
8. Determine the presence or operation of back draft damper devices in exhaust systems.
9. Examine any sauna, clothes washing or drying machine, refrigerator, ice maker, coffee maker, instant hot water dispenser or any other similar small, ancillary or non-built-in appliances.

 PLUMBING

Items to be identified, inspected and reported:

1. Supply, waste and vent piping.
2. Fixtures, faucets and drains.
3. Water heating equipment, including combustion air, venting, connections, energy sources and pressure relief valves.
4. Functional flow of water supply and functional drainage at fixtures.
5. Gas piping and connectors

The inspector is not required to:

1. Operate any valve other than fixture faucets and hose faucets attached to the building.
2. Operate any system, fixture or component which is shut down or disconnected.
3. Examine or verify operation of water supply or pressure assistance systems, including, but not limited to, wells, pumps, tanks and related equipment.
4. Verify functional flow or pressure at any fixture or faucet where the flow end is capped or connected to an appliance, or measure pressure, volume or temperature.
5. Examine or operate any sewage disposal system or component including, but not limited to, septic tanks and/or any underground system or portion thereof, or ejector pumps for rain or waste.
6. Evaluate the potability of water, compliance with local or state conservation or energy standards, or proper design or sizing of any water, waste, and venting components, fixtures or piping.
7. Identify whether water supply and waste disposal systems are public or private.
8. Evaluate time to obtain hot water at fixtures, or perform testing of any kind to water heater elements.
9. Examine ancillary systems or components such as, but not limited to, those relating to solar water heaters, hot water circulation, yard sprinklers (except manual mode), water conditioning or filtration, swimming pools or spas and related equipment, and fire sprinklers.
10. Evaluate the gas supply system for leaks or pressure.
11. Determine effectiveness of anti-siphon, back-flow prevention, or drain-stop devices.
12. Determine whether there are sufficient clean-outs for effective cleaning of drains.
13. Evaluate gas, liquid propane or oil storage tanks.

INTERIOR ROOMS

Items to be identified, inspected and reported:

1. All accessible windows and locking mechanisms.
2. All accessible interior doors, ascertaining whether bedroom, bathroom and exterior doors lock.
3. All accessible walls, ceilings and flooring in all rooms including closets.
4. Stairs, handrails and guardrails.
5. Permanently installed cabinet and countertop surfaces.

The inspector is not required to:

1. Determine whether a building is secure from forcible or unauthorized entry.
2. Evaluate the condition of floor, wall or ceiling finishes or coverings, or other surfaces for other than evidence of damage or deterioration.
3. Examine window or door coverings or treatments.
4. Examine the interior concrete slab on grade when concealed by any floor coverings.

FIREPLACE/WOOD BURNING STOVES

Items to be identified, inspected and reported:

1. Chimneys, flues, dampers and associated components.
2. Fireboxes, hearth extensions and permanently installed accessory components.
3. Manufactured solid fuel or gas burning appliances.

The inspector is not required to:

1. Determine adequacy of draft, perform a smoke test or dismantle or remove any component.
2. Examine the structural integrity of fireplaces and chimneys.
3. Examine or operate ancillary or non-permanently installed components.

ATTIC AND ROOF FRAMING

Items to be identified, inspected and reported:

1. Access opening(s) and accessibility.
2. Framing and sheathing.
3. Insulation materials.
4. Ventilation.
5. Exposed wiring and plumbing.

The inspector is not required to:

1. Enter attic areas that, in the opinion of the inspector, are not accessible or where entry could cause damage.
2. Identify “R” value of insulation materials.
3. Activate thermostatically controlled fans.

ELECTRICAL

Items to be identified, inspected and reported:

1. Exterior service drop.
2. Service panels and capacity.
3. Over current protection devices and grounding.
4. All accessible interior and exterior switches, receptacles and fixtures.

The inspector is not required to:

1. Operate electrical systems or components which are disconnected or shut down.
2. Disconnect any system or appliance.
3. Remove service panel covers where not accessible or if removal could cause injury or damage to persons or property
4. Remove device cover plates.
5. Operate ground fault interrupter devices by other than the manufacturer’s test button.

HEATING AND COOLING

Inspect heating and cooling systems according to AIS procedures.  The inspector will not  operate heating units when the outside temperature is over 80 degrees Fahrenheit.  The inspector will not operate cooling units when the outside temperature is below degrees Fahrenheit?.

Heating

Items to be identified and reported:

1. Type of energy source.
2. Thermostat, blower fan, burners, pilot and visible ductwork.
3. Supply and return vent openings.
4. If heating system is gas, inspect gas exhaust system carefully to determine if waste fumes are being vented to the outside.

The inspector is not required to:

1. Examine or evaluate condition of heat exchangers.
2. Determine uniformity, temperature, airflow or balance of heat supply to any room or building, or examine for warming at any heating system distribution component when access would require steps or a ladder, or determine leakage in any ductwork.
3. Determine adequacy or capacity of the system to heat the building.
4. Examine electric heater elements or heat pump fluid/gas materials, or examine below ground/slab systems, ducts, fuel tanks and related components.
5. Determine or examine thermostat calibration, or automatic setbacks or timers.
6. Examine radiant or geothermal heat pump systems.
7. Examine any solar energy heating systems or components.
8. Examine electronic air filtering systems.
9. Operate any equipment when the ambient air temperature may damage the equipment.
10. Examine humidity control systems and components.

Cooling

Items to be identified, inspected and reported:

1. Type of energy source.
2. Cooling equipment and operation using normal user controls.
3. Outside condenser/compressor unit.
4. Insulated line, condensation line and outside cut off switch.

The inspector is not required to:

1. Determine uniformity, temperature, airflow or balance of cool air supply to any room, or examine cooling at any cooling system distribution component when access would require steps or a ladder, or determine leakage in any ductwork.
2. Determine adequacy or capacity of the system to cool the building.
3. Examine electrical current, coolant fluids or gases, or coolant leakage.
4. Examine electronic filtering systems.
5. Determine or examine thermostat calibration, cooling anticipation or automatic setbacks or timers.
6. Examine any non-central cooling unit(s) or gas-fired, solar or geothermal cooling system or food, wine or similar storage cooling system.
7. Examine humidity control systems and components.
8. Operate any equipment when the ambient air temperature may damage the equipment.

DECK/PORCH/PATIO

Items to be identified, inspected and reported:

Deck

1. The primary consideration for deck inspection is safety.
2. Inspect railings, stairways, flooring and supports and report and describe any defects or deficiencies.

Porch/Patio

1. Inspect all stairways, interior and exterior and describe any defects or deficiencies.
2. Inspect patios for cracks and deterioration.
3. Inspect porches for cracks and settlement.

4. Inspect the porch floor, ceiling, and any wood trim and supports and report any defects or deficiencies.

EXTERIOR

Items to be identified, inspected and reported:

1. Surface grade, landscaping and drainage within six feet of the inspected building.
2. Wall cladding, siding, veneers, flashing, trim, eaves, soffits and fascias.
3. Exterior windows and doors and associated framing and trim work.
4. Attached decks, porches, balconies, stairs, columns, walkways, guardrails and handrails.
5. Exterior wall covering, paint and caulking.

The inspector is not required to:

1. Operate or evaluate any mechanical, electro-mechanical or underground drainage systems.
2. Operate or evaluate storm windows, screening, shutters or awnings.
3. Operate or evaluate remote control devices.

FOUNDATIONS, BASEMENTS AND UNDER-FLOOR AREAS

Items to be identified and reported:

1. Observe and report whether foundation is crawl space, basement or slab and report on type of materials used.
2. Observe and report wood separation from soil
3. Observe and report presence of drainage systems or sump pumps within foundation footprint.
4. If possible, inspect the entire crawl space or basement.  Inspect as much of a slab as can be observed.  Inspect according to AIS procedures. If parts are not accessible, report accordingly.
5. Inspect all visible framing and report and describe any defects or deficiencies.

The inspector is not required to:

1. Enter under-floor areas that are not accessible or where entry could cause damage to the building or pose a hazard to the inspector.
2. Move stored items, vegetation or debris, or perform any excavations or other intrusive testing to gain access.
3. Operate or evaluate adequacy of sump pumps or drainage systems.
4. Identify size, spacing, location or adequacy of foundation bolting and bracing components or reinforcement systems.
5. Perform any intrusive examination or testing, or use any special equipment such as, but not limited to, levels, probes or meters.

ROOF

Items to be identified, inspected and reported:

1. Type of roof covering material used.
2. Flashing, vents, skylights and other penetrations.
3. Gutters and downspouts.
4. Roof drainage systems.

The inspector is not required to:

1. Walk on the roof surface if, in the opinion of the inspector, there is a possibility of damage to the surface or a hazard to the inspector.
2. Perform a water test, warrant or certify against roof leakage or predict life expectancy.

PARKING/GARAGE

Items to be identified, inspected and reported:

1. Report type of parking, whether carport, garage or open.
2. Inspect garage interior, garage door and opener according to AIS procedures.
3. Inspect the driveway and report and describe defects and deficiencies.

LIMITATIONS, EXCEPTIONS AND EXCLUSIONS

The inspector may exclude from the inspection any system, structure, or component of the building which is inaccessible, concealed from view, or cannot be inspected due to circumstances beyond the control of the inspector or which the client has agreed is not to be inspected.  If any inspector excludes any specific system, structure or component of the building from the inspection, the inspector shall confirm in the report such specific system, structure or component of the building not inspected and the reason(s) for such exclusion(s).

The following are excluded from the scope of a home inspection unless specifically agreed otherwise between the inspector and the client:

1. Systems, structures or components not specifically identified in these Standards and not listed on the AIS inspection report form.
2. Environmental hazards or conditions, including but not limited to, toxic, combustible, corrosive contaminants, geologic or flood.
3. Examination of conditions related to animals, rodents, insects, wood destroying insects, organisms, mold, and mildew.
4. Geotechnical, engineering, structural, architectural, geological, hydrological, land surveying or soils related examinations.
5. Certain factors relating to any systems, structures or components of the building, including but not limited to, adequacy, efficiency, durability or remaining useful life, costs to repair, replace or operate, fair market value, marketability, quality, or advisability of purchase.
6. Systems, structures or components of the building which are not permanently installed.
7. Determination of compliance with installation guidelines, manufacturers’ specifications, building codes, ordinances, regulations, covenants, or other restrictions, including local interpretations thereof.

The inspector is not required to perform any of the following as a part of a real estate inspection:

1. Move any personal items or other obstruction(s) such as, but not limited to, furniture, floor or wall coverings, window coverings, snow, ice, water, debris, and foliage which may obstruct visibility or access.
2. Determine causes for the need of repair or replacement, or specify repair or replacement procedures or materials.
3. Determine existence of latent deficiencies or defects
4. Dismantle any system, structure, or component or perform any intrusive or destructive examination, test or analysis.
5. Obtain or review information from third parties including, but not limited to, government agencies, component or system manufacturers (including product defects, recalls or similar notices), contractors, managers, sellers, occupants, neighbors, consultants, homeowner or similar associations, attorneys, agents or brokers.
6. Activate or operate any system or component that is shut down or does not respond to normal user controls, nor access any area or operate any component or system which may jeopardize the safety of the inspector, or any other person or thing.
7. Research the history of a property, report on its potential for alteration, modification, extendibility, or its suitability for a specific use or proposed use or occupancy.
8. Offer any form of guarantee or warranty.
9. Examine or evaluate the acoustical or other nuisance characteristics of any system, structure, or component of a building, complex, adjoining properties or neighborhood.
10. Operate or evaluate any recreational system, structure or component.
11. Operate or evaluate low voltage electrical (less than single-phase line voltage, typically 120 volts), antennas, security systems, cable or satellite television, telephone, remote controls, radio controls, timers, intercoms, computers, photo-electric, motion sensing, or other such non-primary electrical power devices, components or systems.
12. Use any special equipment to examine any system, structure or component of a building.
13. Probe or exert pressure on any component, system or structure.
14. Examine or evaluate the fire-resistive qualities of any system, structure or component of the building.
15. 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.

GLOSSARY OF TERMS

ACCESSIBLE – Can be approached or entered by the inspector safely without difficulty or damage to the system, structure or component.

APPLIANCE – See “Component.”

APPROPRIATE PERSONS – An individual other than inspector herein, qualified by virtue of special knowledge, training or resources to further examine a system, structure or component, as in the manner of a specialist.

BASIC OPERATION – The fundamental function of a component or appliance (e.g., the bake and broil elements of an oven) but not those ancillary to its use (e.g., an oven self-cleaning cycle or timer, thermostat or clock).

BUILDING – The primary building subject of the inspection, designed and erected for the purpose of human occupancy or use.

BUILT-IN – See “Permanently Installed.”

COMPONENT – A permanently installed appliance, fixture, element or part of a system.

CONDITION – The plainly visible and conspicuous state of being of a material object or thing.

DESTRUCTIVE – To demolish, damage, or probe any system, structure or component, or to dismantle any system or component that would not be taken apart by an ordinary person in the course of normal maintenance.

DETERMINE – To arrive at an opinion or conclusion pursuant to examination.

FUNCTIONAL DRAINAGE – The emptying of a plumbing fixture in a reasonable amount of time, without overflow when another fixture is drained simultaneously.

EVALUATE – To assess the systems, structures, or components of a building.

EVIDENCE – Plainly visible and conspicuous material objects or other things presented to the senses that would tend to produce conviction in the mind of an ordinary person as to the existence or non-existence of a fact.

EXAMINE – To visually look for and identify material defects in systems, structures, or components of a building through a non-invasive, visual inspection.

FUNCTIONAL FLOW – A reasonable flow of water supply at the highest and farthest fixture from the building main when another fixture is operated simultaneously.

FURTHER EVALUATION – A degree of examination beyond that of a typical and customary non-invasive physical examination.

INSPECTION – The act of performing a real estate inspection.

INSPECTOR – One who performs a real estate inspection.

MATERIAL DEFECT - A condition that prevents a component or system from performing the function for which it was intended by the manufacturer.

NORMAL USER CONTROLS – Devices that would be operated by the ordinary occupants of a building, requiring no specialized skill or knowledge.

OPERATE – To cause systems or equipment to function with normal user controls.

OPERATIONAL – Systems or components capable of being safety operated.

PERFORMING INTENDED FUNCTION – A system or component which is performing the function for which the manufacturer of that system or component intended.

PERMANENTLY INSTALLED – Fixed in place (e.g., screwed, bolted, or nailed) as distinct from components, systems or appliances considered portable or freestanding.

PRIMARY BUILDING – A building that an inspector has agreed to inspect, excluding all accessory buildings with the exception of the primary parking structure.

PRIMARY PARKING STRUCTURE – A building for the purpose of vehicle storage associated with the primary building.

REPORT – The inspection report is a written document prepared for a fee and issued after a real estate inspection identifying and describing the inspected systems, structures and components of the building and identifying material defects discovered therein.

SHUT DOWN – Turned off, inactive, not in service, non operational.

SPECIAL EQUIPMENT – Any tools or devices other than those normally used by an inspector to perform a typical and customary non-invasive physical visual examination of the systems, structures and components of a building, including, but not limited to, levels, probes, meters, video or audio devices and measuring devices.

STRUCTURE – An assemblage of various systems and components to function as a whole.

SYSTEM – An assemblage of various components to function as a whole.

TECHNICALLY EXHAUSTIVE – A comprehensive and detailed examination beyond the scope of a real estate inspection which would include, but would not be limited to, specialized knowledge or training, special equipment, measurements, calculations, testing, research or analysis.

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