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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 A.I.S 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 A.I.S 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 A.I.S 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 A.I.S 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
A.I.S 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 A.I.S 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 pot ability 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 A.I.S 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 A.I.S 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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