ishiâ
home inspection standards
Introduction:
ARTICLE I.
SECTION 1.01 PREFACE:
The International
Society of Home Inspectors, Inc. (ISHI) is a not-for-profit professional
society established in 1995. Membership in ISHI and/or the ITI
designation program is voluntary and its members include exclusive,
fee-paid home
inspectors.
ISHI's objectives include encouragement of superiority within the
profession and constant development of its members' inspection services
to the public utilizing a fair & balanced reporting method.
SECTION 1.02
PRINCIPLE AND EXTENT:
The principle behind
these Inspector Standards is to establish a minimum and standardized
NORM for private, fee-paid home inspectors who are members of the
International Society of Home Inspectors. Home Inspections performed to
these Home
Inspector
Standards are intended to provide the client with information
regarding the condition of the
systems
and
components
of the home existing at the time of the home Inspection. Any
system
or
components
specified for inspection can be excluded from inspection if requested by
the client and if so stated in the
pre-inspection
agreement and
inspection report.
SECTION 1.03
INSPECTORS WILL INSPECT:
A) Installed
and accessible systems and
components
of homes listed in these Inspector Standards.
SECTION 1.04
INSPECTORS WILL REPORT ON:
A) Inspected systems and
components which, in the professional opinion of the
inspector,
ARE DEFICIENT or near the end of their serviceable lives.
B) A reason
why, if not self-evident, the
system
or component is deficient.
C)
Recommendations that will correct or monitor the REPORTED DEFICIENCIES.
D) On any
systems
and
components
designated for inspection in these Inspector Standards which were
present at the time of the
Home Inspection
but were not inspected and the reasons they were not inspected.
E)
Recommendations for further evaluation when appropriate.
F)
Recommendations for home buyer improvements regarding unsafe and
differed maintenance conditions.
G)
Positive
attributes of systems and components when appropriate.
SECTION 1.05 These
Standards do not restrict inspectors from:
A) Providing or Performing any
additional inspection or testing services. specifying repairs or
estimating repair costs provided the
inspector
is qualified to do so.
ARTICLE
II.
STRUCTURE SYSTEM
SECTION 2.01
INSPECTORS WILL INSPECT:
A)
Structural
components,
including foundation and framing.
B)
Foundation performance by utilizing a foundation level survey™
SECTION 2.02
INSPECTORS WILL REPORT ON:
A)
Foundation, floor, wall, ceiling and roof structure and their types of
construction.
B) Methods
used to gain access to
under-floor crawl
space and attic space.
C)
Positive
attributes of the system or components.
SECTION 2.03
INSPECTORS ARE NOT REQUIRED TO:
A) Provide
engineering
or
architectural
services.
B) Offer
opinions as to the design or adequacy OF STRUCTURAL systems or
components.
ARTICLE III.
EXTERIOR SYSTEM
SECTION 3.01
INSPECTORS WILL INSPECT:
A) Exterior
wall coverings, flashing and trim, exterior doors and windows, safety
glass.
B) Decks,
balconies, stoops, steps, porches, and associated railings.
C) Eaves,
soffits, and fascias where accessible from the ground level
D)
Vegetation, grading, surface drainage, and retaining walls when likely
to adversely affect the building or property.
E) Walkways,
patios, and driveways.
F) Installed
screening, shutters, storm doors, storm windows, AND FENCES.
SECTION 3.02
INSPECTORS WILL REPORT ON:
A) The
exterior wall covering type(s).
B)
Positive
attributes of the system or components.
SECTION 3.03
INSPECTORS ARE NOT REQUIRED TO INSPECT:
A)
Geological, geotechnical or hydrological conditions.
B)
Recreational
facilities.
C)
Outbuildings, other than detached garages or carports.
D) Seawalls,
break-walls, docks and boat houses.
E) Below
surface erosion control and earth stabilization measures.
F) AWNINGS
and similar seasonal accessories.
ARTICLE
IV. ROOF SYSTEM
SECTION 4.01
INSPECTORS WILL INSPECT:
A) Roof
coverings and flashings.
B)
Roof drainage
systems.
C)
Skylights, chimneys, and roof penetrations.
SECTION 4.02
INSPECTORS WILL REPORT ON:
A) Roof
covering Types
B) Methods
used to
gain
access to the roof
C)
Positive
attributes of the system or components.
SECTION 4.03
INSPECTORS ARE NOT REQUIRED TO INSPECT:
A)
Inaccessible flues or chimneys.
B)
Installed
accessories AND antennae.
ARTICLE
V. PLUMBING SYSTEM
SECTION 5.01
INSPECTORS WILL INSPECT:
A) Water
supply and distribution
system.
B) Drain,
waste and vent
system.
C) Fixtures,
faucets and appurtenances.
D) Water
heating equipment.
E) Vent
systems,
flues, and chimneys WHERE ACCESSIBLE.
F) Fuel
storage and fuel distribution
system.
G) Drainage
sump, sump pump, and related piping.
H) Bathtubs,
Sinks and Indoor jetted bathtubs.
SECTION 5.02
INSPECTORS WILL REPORT ON:
A) Water
supply, drain, waste, and vent piping materials.
B) Water
heating equipment, including energy source size AND LOCATION.
C) Location
of main water and main fuel shut-off valves.
D)
Positive
attributes of the system or components.
SECTION 5.03
INSPECTORS ARE NOT REQUIRED TO INSPECT:
A) Well,
well pump, or water storage related equipment.
B) Water
conditioning
system.
C) Solar
water heating
system.
D) Fire and
lawn sprinkler
systems.
E) Private
waste disposal
system.
F) Spa,
Swimming pool, Sauna, Steam Shower.
G) Whether
water supply and waste disposal
systems
are public or private.
H) Quantity
or quality of water supply.
I)
Operation of safety valves or shut-off valves.
J) By
lighting gas pilots.
ARTICLE
VI. ELECTRICAL SYSTEM
SECTION 6.01
INSPECTORS WILL INSPECT:
A) Service
drop, entrance, conductors, cables, raceways and conduits.
B) Service
equipment, main disconnects and service grounding.
C) Interior
components
of service panels, conductors and over current protection devices.
D) Lighting
fixtures, switches, and receptacles WHERE ACCESSIBLE.
E) Ground
fault circuit interrupters.
SECTION 6.02
INSPECTORS WILL REPORT ON:
A) SERVICE
amperage and voltage rating.
B) Location
of main disconnect(s) and SERVICE panels.
C)
Wiring methods
EMPLOYED.
D) Presence
of solid conductor aluminum branch 120v and 240v circuit wiring.
E) Smoke
detectors, or absence thereof.
F)
Positive
attributes of the system or components.
SECTION 6.03
INSPECTORS ARE NOT REQUIRED TO INSPECT:
A) Remote
control device unless it is the only control.
B)
Alarm systems.
C) Low
voltage wiring
systems.
D) Ancillary
wiring
systems
not a part of the main electrical power distribution
system
E) Amperage,
voltage, or impedance.
ARTICLE VII.
HEATING SYSTEM
SECTION 7.01
INSPECTORS WILL INSPECT:
A)
Installed
heating systems.
B) Window
and thru-wall heating equipment.
C) Vent
systems,
flues, and chimneys WHERE ACCESSIBLE.
D) Presence
of an installed heat source in Habitable rooms.
E) FOR Heat
Exchanger BREACHING.
SECTION 7.02
INSPECTORS WILL REPORT ON:
A) Energy
source.
B) Heating
method by distinguishing characteristics.
C)
Performance of central systems utilizing temperature measurements.
D)
Positive
attributes of the system or components.
SECTION 7.03
INSPECTORS ARE NOT REQUIRED TO INSPECT:
A)
Humidifier or dehumidifier.
B)
Electronic air filter.
C) Solar
space heating System.
D) To
determine heat supply adequacy or distribution balance.
E) By
lighting gas pilots.
ARTICLE VIII.
COOLING SYSTEM
SECTION 8.01
INSPECTORS WILL INSPECT:
A) INSTALLED
cooling systems.
B) WINDOW
and thru-wall COOLING EQUIPMENT.
C) Presence
of an INSTALLED COOLING source in habitable rooms.
SECTION 8.02
INSPECTORS WILL REPORT ON:
A) Energy
source.
B) Cooling
method by DISTINGUISHING CHARACTERISTICS.
C)
PERFORMANCE OF CENTRAL SYSTEMS UTILIZING TEMPERATURE MEASUREMENTS.
D)
Positive
attributes of the system or components.
SECTION 8.03
INSPECTORS ARE NOT REQUIRED TO INSPECT:
A)
Electronic air filters.
B) To
determine cooling supply adequacy or distribution balance.
ARTICLE
IX. INTERIOR SYSTEM
SECTION 9.01
INSPECTORS WILL INSPECT:
A) Walls,
ceilings, and floors.
B) Steps,
stairways, and railings.
C) INSTALLED
countertops, DRAWERS AND cabinets.
D) Doors and
windows, safety glass.
E) Garage
doors and THEIR operators.
SECTION 9.02
INSPECTORS WILL REPORT ON:
A)
Positive
attributes of the system or components.
SECTION 9.03
INSPECTORS ARE NOT REQUIRED TO INSPECT:
A) Paint,
wallpaper, carpeting, window treatments and other cosmetic finish
treatments.
B) Indoor
recreational
facilities, exercise equipment, ETC.
ARTICLE
X. INSULATION AND VENTILATION SYSTEM
SECTION 10.01
INSPECTORS WILL INSPECT:
A)
Insulation and vapor retarders materials in unfinished spaces.
B)
Ventilation of attics and foundation areas.
C)
Mechanical ventilation
systems.
SECTION 10.02
INSPECTORS WILL REPORT ON:
A)
Insulation and vapor retarders in unfinished spaces.
B) Absence
of insulation in unfinished spaces at conditioned surfaces.
C)
Positive
attributes of the system or components.
SECTION 10.03
INSPECTORS ARE NOT REQUIRED TO:
A) Disturb
insulation or vapor retarders.
B) Determine
indoor air quality.
ARTICLE
XI. SOLID FUEL BURNING APPLIANCE & FIREPLACE SYSTEM
SECTION 11.01
INSPECTORS WILL INSPECT:
A) System
and
components.
B) Vent
systems,
flues, and chimneys, where accessible.
SECTION 11.02
INSPECTORS WILL REPORT ON:
A) Type of
fireplaces and
solid fuel
burning appliances.
B) Type of
chimneys.
C)
Positive
attributes of the system or components.
SECTION 11.03
INSPECTORS ARE NOT REQUIRED TO INSPECT:
A) Fire
screens and doors.
B) Seals and
gaskets.
C) Automatic
fuel feed devices.
D) Mantles
and fireplace surrounds.
E)
Combustion make-up air devices.
F) Heat
distribution assists whether gravity controlled or fan assisted.
G) By
igniting or extinguishing fires or by lighting gas pilots.
H) Determine
draft characteristics.
I)
Fireplace inserts or stoves or firebox contents by moving.
ARTICLE XII.
APPLIANCE SYSTEM
SECTION 12.01 INSPECTORS WILL INSPECT the
basic operational functions of the following PERMANTLEY installed
appliances:
A)
Dishwasher through its normal cycle.
B) Range,
cook top, and oven.
C) Trash
compactor.
D) Garbage
disposal.
E)
Ventilation equipment or range hood.
F) Microwave
oven.
G) Central
Vacuum System.
H) Any other
built-In-Appliance.
SECTION 12.02
INSPECTORS WILL REPORT ON:
A)
Positive
attributes of the system or components.
SECTION 12.03
INSPECTORS ARE NOT REQUIRED TO INSPECT:
A) Clocks,
timers, self-cleaning oven function, or thermostats FOR CALIBRATION or
automatic operation.
B) Non
built-in appliances such as clothes washers and dryers.
C)
Refrigeration units such as freezers, refrigerators and ice makers.
D)
Appliances in USE, shut down, or otherwise inoperable.
ARTICLE XIII. COMMON LIMITATIONS AND
EXCLUSIONS
SECTION 13.01 GENERAL
LIMITATIONS: Home Inspections performed in accordance with these Home
Inspector Standards:
A) Are not
technically
exhaustive.
B) Will not
identify concealed conditions or latent or hidden defects.
C) Are
applicable to buildings with ONE to four dwelling units and their
attached or detached garages or carports.
SECTION 13.02 General
exclusions:
A)
Is are
not required to inspect any system or component unless specifically
stated in these Inspector Standards, except as may be otherwise required
by law.
SECTION 13.03
Inspectors are
NOT required to determine:
A) Remaining
life of any system or
component.
B) Strength,
adequacy, effectiveness, or efficiency of any system or
component.
C) Condition
of systems or components which are not
accessible.
D) Future
conditions including, but not limited to, failure of
systems
and components, or parts.
E) Cause of
any defect or condition.
F) Methods,
materials, or costs of corrections of defects or conditions.
G)
Suitability of the property for any specialized use.
H) Compliance
with insurance company or regulatory requirements (codes, regulations,
laws, ordinances, etc.).
I) Market
value of the real estate property or its marketability.
J)
Advisability of the purchase of the property.
K) Presence of potentially
hazardous plants, animals or inspects, including, but not limited to,
wood destroying organisms or diseases harmful to humans.
L) Presence of any environmental
hazards including, but not limited to, toxins, carcinogens, noise,
vibration; contaminants in soil, water; mold, mildew, fungus,
bio-organisms, electromagnetic fields, air Quality, underground storage
tanks, etc.
M) Effectiveness of any system
installed
or methods utilized to control or remove suspected dangerous substances
or conditions.
N) Operating
costs of utilities, systems or components.
O) Lighting,
vibration or acoustical properties of any
system
or component.
SECTION 13.04
Inspectors are NOT required to offer:
A) Or
perform any act or service conflicting with law.
B) Or
perform
engineering or
architectural services.
C) Or carry
out work in any trade or any professional service other than
home inspection.
D)
Warranties or guarantees of any type.
SECTION 13.05
Inspectors
are NOT required to operate:
A) Any
system
or
component
which is
shut down
or inoperable.
B) Any
system
or
component
which does not respond to normal operating controls.
C) Automatic
safety controls.
D) Shut-off
valves which are normally always open or always closed.
E) Gas pilot
lights which are shut off.
SECTION 13.06
Inspectors are NOT required to enter:
A) Any area which may, in the
opinion of the inspector, be dangerous to the inspector or other persons
OR MAY damage the property or its
systems
or
components.
B)
Under-floor crawl
spaces, attics, or roofs, which are not
accessible
or hazardous.
SECTION 13.07
Inspectors
are NOT required to
inspect:
A) Underground utilities, systems
or components including, but not limited to, underground storage tanks
or other underground equipment, whether active or abandoned.
B)
Systems
or
components
which are PORTABLE OR not completely
installed.
C)
Decorative
or cosmetic items or materials.
D) Systems
or
components
located in areas that cannot be entered.
E) Detached
structures other than garages and carports.
F)
Common areas, systems and components in multi-unit housing, such as
condominium properties or cooperative housing.
G)
Underground electrical, plumbing, gas, and other utility system..
SECTION 13.08
Inspectors
are NOT required to:
A) Perform any procedure or
operation which will, in the opinion of the
inspector,
likely to be unsafe to the
inspector
or other persons or damage the property or its
systems
or
components.
B) Move
furniture, personal property, ceiling tiles,, equipment, plants, soil,
ice snow, or other debris.
C)
Dismantle
any
system
or
component,
except as required by these Home Inspector Standards.
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