1. Introduction

1.1 The American Society of Home Inspectors, Inc. (ASHI) is a not-for-profit professional society established in 1976. Membership in ASHI is voluntary and its members are private home inspectors. ASHI’s objectives include promotion of excellence within the profession and continual improvement of its members’ inspection services to the public.

2. Purpose & Scope

2.1 The purpose of these Standards of Practice is to establish a minimum and uniform standard for home inspectors who subscribe to these Standards of Practice. Home Inspections performed to these Standards of Practice are intended to provide the client with objective information regarding the condition of the systems and components of the home as inspected at the time of the home inspection. Redundancy in the description of the requirements, limitations, and exclusions regarding the scope of the home inspection is provided for emphasis only.

2.2 Inspectors shall:

  1. adhere to the Code of Ethics of the American Society of Home Inspectors.
  2. inspect readily accessible, visually observable, installed systems and components listed in these Standards of Practice.
  3. report :
    1. those systems and components inspected that, in the professional judgment of the inspector, are not functioning properly, significantly deficient, unsafe, or are near the end of their service lives.
    2. recommendations to correct, or monitor for future correction, the deficiencies reported in 2.2.C.1, or items needing further evaluation. (Per Exclusion 13.2.A.5 inspectors are NOT required to determine methods, materials, or costs of corrections.)
    3. reasoning or explanation as to the nature of the deficiencies reported in 2.2.C.1, that are not self-evident.
    4. systems and components designated for inspection in these Standards of Practice that were present at the time of the home inspection but were not inspected and the reason(s) they were not inspected.

2.3 These Standards of Practice are not intended to limit inspectors from:

  1. including other inspection services or systems and components in addition to those required In Section 2.2.B.
  2. designing or specifying repairs, provided the inspector is appropriately qualified and willing to do so.
  3. excluding systems and components from the inspection if requested by the client.

3. Structural System

3.1 The inspector shall

  1. inspect
    1. 1. the structural components including the foundation and framing.
    2. 2. by probing a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is NOT required when probing would damage any finished surface or where no deterioration is visible or presumed to exist.
  2. describe
    1. the methods used to inspect under-floor crawl space ands 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

  1. provide any engineering or architectural service or analysis.
  2. offer an opinion as to the adequacy of any structural system or component

4. Exterior

4.1 The inspector shall:

  1. inspect:
    1. siding, flashing and trim.
    2. all exterior doors.
    3. attached or 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 or entryway walkways, patios, and driveways.
  2. describe:
    1. siding.

4.2 The inspector is NOT required to inspect:

  1. screening, shutters, awnings, and similar seasonal accessories.
  2. fences
  3. geological and/or soil conditions
  4. recreational facilities
  5. outbuildings other than garages and carports
  6. seawalls, break-walls, and docks
  7. erosion control and earth stabilization measures

5. Roof System

5.1 The inspector shall:

  1. inspect:
    1. roofing materials
    2. roof drainage systems
    3. flashing
    4. skylights, chimneys, and roof penetrations
  2. describe:
    1. roofing materials
    2. methods used to inspect the roofing

5.2 The inspector is NOT required to inspect:

  1. antennae
  2. interiors of flues or chimneys that are not readily accessible
  3. other installed accessories

6. Plumbing System


6.1 The inspector shall:

  1. inspect:
    1. interior water supply and distribution systems including all fixtures and faucets
    2. drain, waste and vent systems including all fixtures
    3. water heating equipment and hot water supply system
    4. vent systems , flues, and chimneys
    5. fuel storage and fuel distribution systems
    6. drainage sumps, sump pumps, and related piping
  2. describe:
    1. water supply, drain, waste, and vent piping materials
    2. water heating equipment including energy source(s)
    3. location of main water and main fuel shut-off valves


6.2 The inspector is NOT required to:

  1. 1. inspect:
    1. clothes washing machine connections
    2. interiors of flues or chimneys that are not readily accessible
    3. wells, well pumps, or water storage related equipment
    4. water conditioning systems
    5. solar water heating systems
    6. fire and lawn sprinkler systems
    7. private waste disposal systems
  2. determine:
    1. whether water supply and waste disposal systems are public or private
    2. water supply quantity or quality
  3. operate automatic safety controls or manual stop valves

7. Electrical System

7.1 The inspector shall:

  1. 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. overcurrent protection devices
    8. a representative number of installed lighting fixtures, switches, and receptacles
    9. ground fault circuit interrupters
  2. describe:
    1. amperage and voltage rating of the service
    2. the location of main disconnect(s) and sub panels
    3. presence of solid conductor aluminum branch circuit wiring
    4. presence or absence of smoke detectors
    5. wiring methods


7.2 The inspector is NOT required to:

  1. inspect:
    1. remote control devices
    2. alarm systems and components
    3. low voltage wiring systems and components
    4. ancillary wiring systems and components not a part of the primary electrical power distribution system
  2. measure amerage, voltage or impedance

8. Heating System

8.1 The inspector shall:

  1. open readily openable access panels
  2. inspect:
    1. installed heating equipment
    2. ent systems, flues, and chimneys
  3. describe:
    1. energy source(s)
    2. heating systems


8.2 The inspector is NOT required to:

  1. inspect:
    1. interiors of flues or chimneys that are not readily accessible
    2. heat exchangers
    3. humidifiers or dehumidifiers
    4. electronic air filters
    5. solar space heating systems
  2. determine heat supply adequacy or distribution balance

9. Air Conditioning Systems

9.1 The inspector shall:

  1. open readily openable access panels
  2. inspect:
    1. central and through-wall equipment
    2. distribution systems
  3. describe:
    1. energy source(s)
    2. cooling systems


9.2 The inspector is NOT required to:

  1. inspect electronic air filters
  2. determine cooling supply adequacy or distribution balance
  3. inspect window air conditioning units.

10. Interior


10.1 The inspector shall inspect:

  1. walls, ceilings, and floors
  2. steps, stairways, and railings
  3. countertops and a representative number of installed cabinets
  4. a representative number of doors and windows
  5. garage doors and garage door operators

10.2 The inspector is NOT required to inspect:

  1. paint, wallpaper, and other finish treatments
  2. carpeting
  3. window treatments
  4. central vacuum systems
  5. household appliances
  6. recreational facilities

11. Insulation and Ventilation

11.1 The inspector shall:

  1. inspect:
    1. insulation and vapor retarders in unfinished spaces
    2. ventilation of attics and foundation areas
    3. mechanical ventilation systems
  2. 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

See 13.2.A.11 and 13.2.A.12.

12. Fireplaces and Solid Fuel Burning Appliances

12.1 The inspector shall:

  1. inspect:
    1. system components
    2. chimney and vents
  2. describe:
    1. fireplaces and solid fuel burning appliances
    2. chimneys

12.2 The inspector is NOT required to:

  1. inspect:
    1. interiors of flues or chimneys
    2. firescreens and doors
    3. seals and gaskets
    4. automatic fuel feed devices
    5. mantles and fireplace surrounds
    6. combustion make-up air devices
    7. heat distribution assists (gravity fed and fan assisted
  2. ignite or extinguish fires
  3. determine draft characteristics
  4. move fireplace inserts and stoves or firebox contents

13. General Limitations and Exclusions

13.1 General limitations:

  1. The inspector is NOT required to perform any action or make any determination not specifically stated in these Standards of Practice.
  2. Inspections performed in accordance with these Standards of Practice:
    1. are not technically exhaustive
    2. are not required to identify concealed conditions, latent defects, or consequential damage(s)
  3. These Standards of Practice are applicable to buildings with four or fewer dwelling units and their garages or carports.

13.2 General exclusions:

  1. Inspectors are not required to determine:
    1. conditions of systems or components that are not readily accessible
    2. remaining life expectancy of any system or component
    3. strength, adequacy, effectiveness, or efficiency of any system or component
    4. the causes of any condition or deficiency
    5. methods, materials, or costs of corrections
    6. future conditions including, but not limited to, failure of systems and components
    7. the suitability of the property for any specialized use
    8. compliance with regulatory requirements (codes, regulations, laws, ordinances, etc.)
    9. market value of the property or its marketability
    10. the advisability of purchase of the property
    11. the presence of potentially hazardous plants or animals including, but not limited to wood destroying organisms or diseases harmful to humans including molds or mold-like substances
    12. the presence of any environmental hazards including, but not limited to toxins, carcinogens, noise, and contaminants in soil, water, and air
    13. the effectiveness of any system installed or method utilized to control or remove suspected hazardous substances.
    14. operating costs of systems or components
    15. acoustical properties of any system or component
    16. soil conditions relating to geotechnical or hydrologic specialties
  2. Inspectors are NOT required to offer:
    1. or perform any act or service contrary to law
    2. or perform engineering services
    3. or perform work in any trade or any professional service other than home inspection
    4. warranties or guarantees of any kind
  3. Inspectors are NOT required to operate:
        vany system or component that is shut down or otherwise inoperable
    1. any system or component that does not respond to normal operating controls
    2. shut-off valves or manual stop valves
  4. Inspectors are NOT required to enter:
    1. any area that will, in the opinion of the inspector, likely be dangerous to the inspector or other persons or damage the property or its systems or components
    2. under-floor crawl spaces or attics that are not readily accessible
  5. Inspectors are NOT required to inspect:
    1. underground items including, but not limited to underground storage tanks or other underground indications of their presence, whether abandoned or active
    2. items that are not installed
    3. installed decorative items
    4. items in areas that are not entered in accordance with 13.2.D.
    5. detached structures other than garages and carports
    6. common elements or common areas in multi-unit housing, such as condominium properties or cooperative housing
  6. Inspectors are NOT required to:
    1. perform any procedure or operation that will, in the opinion of the inspector, likely be dangerous to the inspector or other persons or damage the property or its systems or components
    2. describe or report on any system or component that is not included in these Standards and was not inspected
    3. move personal property, furniture, equipment, plants, soil, snow, ice, or debris
    4. dismantle any system or component, except as explicitly required by these Standards of Practice

CREIA STANDARDS OF PRACTICE

Download the CREIA Residential Standards of Practice (PDF: 30KB) CREIA PDF

Residential Standards – Four or Fewer Units

  • Originally Adopted September 13, 1983
  • Revised November 1, 1996
  • Revised April 15, 1999
  • Revised July 12, 2003
  • Revised April 15, 2006 — Effective July 1, 2006

Note: Italicized words in this document are defined in the Glossary of Terms.

Table of Contents

I. Definitions and Scope

II. Standards of Practice

  1. Foundation, Basement, and Under-floor Areas
  2. Exterior
  3. Roof Covering
  4. Attic Areas and Roof Framing
  5. Plumbing
  6. Electrical
  7. Heating and Cooling
  8. Fireplaces and Chimneys
  9. Building Interior

III. Limitations, Exceptions and Exclusions

IV. Glossary of Terms

I. Definitions and Scope

These Standards of Practice provide guidelines for a real estate inspection and define certain terms relating to these inspections. Italicized words in these Standards are defined in Part IV, Glossary of Terms.

  • A. A real estate inspection is a survey and basic operation of the systems and components of a building which can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action which may result in damage to the property or personal injury to the Inspector. The purpose of the inspection is to provide the Client with information regarding the general condition of the building(s). Cosmetic and aesthetic conditions shall not be considered.
  • B. A real estate inspection report provides written documentation of material defects discovered in the inspectedbuilding’ssystems and components which, in the opinion of the Inspector, are safety hazards, are not functioning properly, or appear to be at the ends of their service lives. The report may include the Inspector’s recommendations for correction or further evaluation.
  • C. Inspections performed in accordance with these Standards of Practice are not technically exhaustive and shall apply to the primary building and its associated primary parking structure.  

II. Standards of Practice

A real estate inspection includes the readily accessible systems and components or a representative number of multiple similar components listed in Sections 1 through 9 subject to the limitations, exceptions, and exclusions in Part III.

1. Foundation, Basement, and Under-floor Areas

A. Items to be inspected:

  1. Foundation system
  2. Floor framing system
  3. Under-floor ventilation
  4. Foundation anchoring and cripple wall bracing
  5. Wood separation from soil
  6. Insulation

B. The inspector is not required to:

  1. Determine size, spacing, location, or adequacy of foundation bolting/bracing components or reinforcing systems
  2. Determine the composition or energy rating of insulation materials

2. Exterior

A. Items to be inspected:

  1. Surface grade directly adjacent to the buildings
  2. Doors and windows
  3. Attached decks, porches, patios, balconies, stairways, and their enclosures
  4. Wall cladding and trim
  5. Portions of walkways and driveways that are adjacent to the buildings

B. The inspector is not required to:

  1. Inspect door or window screens, shutters, awnings, or security bars
  2. Inspect fences or gates or operate automated door or gate openers or their safety devices
  3. Use a ladder to inspectsystems or components

3. Roof Covering

A. Items to be inspected:

  1. Covering
  2. Drainage
  3. Flashings
  4. Penetrations
  5. Skylights

B. The inspector is not required to:

  1. Walk on the roof surface if in the opinion of the Inspector there is risk of damage or a hazard to the Inspector
  2. Warrant or certify that roof systems, coverings, or components are free from leakage

4. Attic Areas and Roof Framing

A. Items to be inspected:

  1. Framing
  2. Ventilation
  3. Insulation

B. The inspector is not required to:

  1. Inspect mechanical attic ventilation systems or components
  2. Determine the composition or energy rating of insulation materials

5. Plumbing

A. Items to be inspected:

  1. Water supply piping
  2. Drain, waste, and vent piping
  3. Faucets and fixtures
  4. Fuel gas piping
  5. Water heaters
  6. Functional flow and functional drainage

B. The inspector is not required to:

  1. Fill any fixture with water, inspect overflow drains or drain-stops, or evaluate backflow devices, waste ejectors, sump pumps, or drain line cleanouts
  2. Inspect or evaluate water temperature balancing devices, temperature fluctuation, time to obtain hot water, water circulation, or solar heating systems or components
  3. Inspect whirlpool baths, steam showers, or sauna systems or components
  4. Inspect fuel tanks or determine if the fuel gas system is free of leaks
  5. Inspect wells or water treatment systems

6. Electrical

A. Items to be inspected:

  1. Service equipment
  2. Electrical panels
  3. Circuit wiring
  4. Switches, receptacles, outlets, and lighting fixtures

B. The inspector is not required to:

  1. Operate circuit breakers or circuit interrupters
  2. Remove cover plates
  3. Inspect de-icing systems or components
  4. Inspect private or emergency electrical supply systems or components

7. Heating and Cooling

A. Items to be inspected:

  1. Heating equipment
  2. Central cooling equipment
  3. Energy source and connections
  4. Combustion air and exhaust vent systems
  5. Condensate drainage
  6. Conditioned air distribution systems

B. The inspector is not required to:

  1. Inspect heat exchangers or electric heating elements
  2. Inspect non-central air conditioning units or evaporative coolers
  3. Inspect radiant, solar, hydronic, or geothermal systems or components
  4. Determine volume, uniformity, temperature, airflow, balance, or leakage of any air distribution system
  5. Inspect electronic air filtering or humidity control systems or components

8. Fireplaces and Chimneys

A. Items to be inspected:

  1. Chimney exterior
  2. Spark arrestor
  3. Firebox
  4. Damper
  5. Hearth extension

B. The inspector is not required to:

  1. Inspect chimney interiors
  2. Inspect fireplace inserts, seals, or gaskets
  3. Operate any fireplace or determine if a fireplace can be safely used

9. Building Interior

A. Items to be inspected:

  1. Walls, ceilings, and floors
  2. Doors and windows
  3. Stairways, handrails, and guardrails
  4. Permanently installed cabinets
  5. Permanently installed cook-tops, mechanical range vents, ovens, dishwashers, and food waste disposers
  6. Absence of smoke alarms
  7. Vehicle doors and openers

B. The inspector is not required to:

  1. Inspect window, door, or floor coverings
  2. Determine whether a building is secure from unauthorized entry
  3. Operate or test smoke alarms or vehicle door safety devices
  4. Use a ladder to inspect systems or components

III. Limitations, Exceptions and Exclusions

A. The following are excluded from a real estate inspection:

  1. Systems or components of a building, or portions thereof, which are not readily accessible, not permanently installed, or not inspected due to circumstances beyond the control of the Inspector or which the Client has agreed or specified are not to be inspected
  2. Site improvements or amenities, including, but not limited to; accessory buildings, fences, planters, landscaping, irrigation, swimming pools, spas, ponds, waterfalls, fountains or their components or accessories
  3. Auxiliary features of appliances beyond the appliance’s basic function
  4. Systems or components, or portions thereof, which are under ground, under water, or where the Inspector must come into contact with water
  5. Common areas as defined in California Civil Code section 1351, et seq., and any dwelling unit systems or components located in common areas
  6. Determining compliance with manufacturers’ installation guidelines or specifications, building codes, accessibility standards, conservation or energy standards, regulations, ordinances, covenants, or other restrictions
  7. Determining adequacy, efficiency, suitability, quality, age, or remaining life of any building, system, or component, or marketability or advisability of purchase
  8. Structural, architectural, geological, environmental, hydrological, land surveying, or soils- related examinations
  9. Acoustical or other nuisance characteristics of any system or component of a building, complex, adjoining property, or neighborhood
  10. Conditions related to animals, insects, or other organisms, including fungus and mold, and any hazardous, illegal, or controlled substance, or the damage or health risks arising there from
  11. Risks associated with events or conditions of nature including, but not limited to; geological, seismic, wildfire, and flood
  12. Water testing any building, system, or component or determine leakage in shower pans, pools, spas, or any body of water
  13. Determining the integrity of hermetic seals at multi-pane glazing
  14. Differentiating between original construction or subsequent additions or modifications
  15. Reviewing information from any third-party, including but not limited to; product defects, recalls, or similar notices
  16. Specifying repairs/replacement procedures or estimating cost to correct
  17. Communication, computer, security, or low-voltage systems and remote, timer, sensor, or similarly controlled systems or components
  18. Fire extinguishing and suppression systems and components or determining fire resistive qualities of materials or assemblies
  19. Elevators, lifts, and dumbwaiters
  20. Lighting pilot lights or activating or operating any system, component, or appliance that is shut down, unsafe to operate, or does not respond to normal user controls
  21. Operating shutoff valves or shutting down any system or component
  22. Dismantling any system, structure, or component or removing access panels other than those provided for homeowner maintenance

B. The Inspector may, at his or her discretion:

  1. Inspect any building, system, component, appliance, or improvement not included or otherwise excluded by these Standards of Practice. Any such inspection shall comply with all other provisions of these Standards.
  2. Include photographs in the written report or take photographs for Inspector’s reference without inclusion in the written report. Photographs may not be used in lieu of written documentation.

IV – Glossary of Terms

Note: All definitions apply to derivatives of these terms when italicized in the text.

  • Appliance: An item such as an oven, dishwasher, heater, etc. which performs a specific function
  • Building: The subject of the inspection and its primary parking structure 
  • Component: A part of a system, appliance, fixture, or device
  • Condition: Conspicuous state of being  
  • Determine: Arrive at an opinion or conclusion pursuant to a real estate inspection 
  • Device: A component designed to perform a particular task or function 
  • Fixture: A plumbing or electrical component with a fixed position and function 
  • Function : The normal and characteristic purpose or action of a system, component, or device
  • Functional Drainage: The ability to empty a plumbing fixture in a reasonable time
  • Functional Flow: The flow of the water supply at the highest and farthest fixture from the building supply shutoff valve when another fixture is used simultaneously 
  • Inspect: Refer to Part I, “Definition and Scope”, Paragraph A
  • Inspector: One who performs a real estate inspection 
  • Normal User Control: Switch or other device that activates a system or component and is provided for use by an occupant of a building
  • Operate: Cause a system, appliance, fixture, or device to function using normal user controls
  • Permanently Installed: Fixed in place, e.g. screwed, bolted, nailed, or glued
  • Primary Building : A building that an Inspector has agreed to inspect
  • Primary Parking structure: A building for the purpose of vehicle storage associated with the primary building
  • Readily Accessible: Can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action which may harm persons or property
  • Real Estate Inspection: Refer to Part I, “Definitions and Scope”, Paragraph A
  • Representative Number: Example, an average of one component per area for multiple similar components such as windows, doors, and electrical outlets
  • Safety Hazard: A condition that could result in significant physical injury
  • Shut Down: Disconnected or turned off in a way so as not to respond to normal user controls
  • System: An assemblage of various components designed to function as a whole
  • Technically Exhaustive: Examination beyond the scope of a real estate inspection, which may require disassembly, specialized knowledge, special equipment, measuring, calculating, quantifying, testing, exploratory probing, research, or analysis