61-30.801 Standards of Practice, General. 

(1) Home inspections performed to these Standards of Practice are intended to provide the client with information regarding the overall condition of installed systems and components of the home based on observation of the visible and apparent condition of the structure and components at the time of the home inspection and to report on those systems and components inspected that, in the professional opinion of the inspector, are significantly deficient or at the end of their service lives. A home inspection does not include the prediction of future conditions.

(2) These standards shall not be construed as limiting the scope of the inspection process in those areas where the inspector is qualified and/or has special knowledge.

(3) The inspector shall inspect readily accessible, installed systems and components of homes listed in these Standards of Practice by using normal operating controls and opening readily operable access panels. Where multiple instances of the same component exist, a representative number shall be inspected.

(4) The inspector shall inspect and report as required by section 468.8323, F.S., when required by these standards, systems or components by their type and/or significant characteristics.

(5) If not self-evident to the client at the time of inspection, the inspector shall give a reason why, in his or her opinion, the system or component was reported as significantly deficient or near the end of its service life.

(6) The inspector shall make recommendations for correction and/or monitoring, or further evaluation of the deficiencies that the inspector observed.

(7) These Standards of Practice do not limit inspectors from:

(a) Including other inspection services, in addition to those required by these Standards of Practice;

(b) Specifying repairs, provided the inspector is appropriately qualified;

(c) Excluding systems and components from the inspection if agreed upon in writing by the inspector and client.

61-30.802 Standards of Practice, Structure.

(1) Structural system and components include the following:

(a) Foundation;

(b) Floor structure;

(c) Wall structure;

(d) Ceiling structure;

(e) Roof structure;

(f) Posts;

(g) Beams;

(h) Columns;

(j) Joists;

(k) Rafters;

(l) Trusses;

(m) Other framing; and

(n) Ventilation of foundation areas.

(2) The inspector shall inspect all of the visible structural systems and components by probing structural components where deterioration is visible or suspected or where clear indications of possible deterioration exist. Probing is not required when, in the opinion of the inspector, probing would only further damage any area already identified as defective or where no deterioration is visible or presumed to exist.

(3) The inspector is not required to enter or traverse any under-floor crawl space or attic, if in the opinion of the inspector:

(a) An unsafe or unsanitary condition exists;

(b) Enter areas in which inadequate clearance exists to allow the inspector safe entry or traversing;

(c) The potential exists to cause damage to insulation, ductwork, other components or stored items.

(4) The inspector is not required to provide any engineering or architectural services or offer an opinion as to the adequacy of any structural system or component.

61-30.803 Standards of Practice, Electrical Systems.

(1) Electrical systems and components include the following:

(a) Service entrance conductors, drip loop, cables, and raceways;

(b) Main service equipment and main disconnects;

(c) Service grounding;

(d) Interior components of main service panels and sub panels;

(e) Conductors;

(f) Over current protection devices;

(g) Readily accessible installed lighting fixtures, switches, and receptacles;

(h) Ground fault circuit interrupters;

(i) Amperage and voltage rating of electrical service;

(j) Main disconnect(s);

(k) Methods or types of wiring;

(l) Smoke detectors;

(m) Carbon monoxide detectors;

(n) Arc fault circuit interrupters.

(2) The inspector shall inspect all of the visible and readily accessible electrical systems and components.

(3) The inspector is not required to inspect:

(a) Remote control devices;

(b) Security alarm systems and components;

(c) Low voltage wiring, systems and components, ancillary wiring and systems and components not a part of the primary electrical power distribution system;

(d) Generators, photovoltaic solar collectors or battery or electrical storage devices and associated equipment.

(4) The inspector is not required to:

(a) Measure amperage, voltage or impedance;

(b) Perform a load calculation;

(c) Insert any tool, probe, or device into any electrical component;

(d) Determine the accuracy of circuit labeling.

61-30.804 Standards of Practice, HVAC Systems.

(1) HVAC systems and components include heating and air conditioning systems and components and HVAC distribution systems and components.

(2) Heating and air conditioning systems and components.

(a) The heating and air conditioning (HVAC) systems and components include the following:

1. Installed heating equipment;

2. Fuel storage and fuel distribution systems;

3. Vent systems, flues, and chimneys;

4. Ductwork and air distribution components;

5. Mechanical ventilation systems;

6. Heating system energy source(s);

7. Heating system capacity in BTUs or kilowatts.

(b) The inspector shall inspect all readily accessible heating and air conditioning systems and components.

(c) The inspector is not required to inspect:

1. Interiors of flues or chimneys which are not readily accessible;

2. Heat exchangers;

3. Humidifiers or dehumidifiers;

4. Electronic air filters, sanitizers, or UV lights;

5. Solar space heating systems;

6. Internal components such as coils and pans.

(3) HVAC distribution systems and components.

(a) The heating and air conditioning (HVAC) distribution systems and components include the following:

1. Energy source;

2. Cooling method by its distinguishing characteristics;

3. The presence of condensate over flow warning/shutoff devices.

(b) The inspector shall inspect readily accessible HVAC distribution systems.

(c) With regards to HVAC distribution systems, the inspector is not required to inspect:

1. Electronic air filters, sanitizers, or UV lights;

2. Humidistats;

3. Automatic HVAC zoned systems, dampers, controls, that are not readily accessible;

4. Removable window air conditioning systems.

(4) The inspector is not required to:

(a) Determine heat supply adequacy or distribution balance;

(b) Operate heat pump systems when ambient temperatures pose the potential for damage to the air conditioning system;

(c) Determine cooling supply adequacy, distribution balance or indoor air quality;

(d) Operate the air conditioning system when ambient temperatures pose the potential for damage to the air conditioning system.

61-30.805 Standards of Practice, Roof Covering.

(1) Roof covering systems and components include the following:

(a) Roofing materials;

(b) Flashings;

(c) Skylights, chimneys, and roof penetrations;

(d) Roof drainage systems;

(e) Ventilation of attics; and

(f) Insulation of attics.

(2) The inspector shall inspect all of the visible and readily accessible roof covering systems and components.

(3) The inspector is not required to inspect:

(a) Components or systems that are not readily accessible;

(b) Antenna or other installed accessories;

(c) Interiors of flues or chimneys which are not readily accessible.

(4) The inspector is not required to walk on the roof surface when, in the opinion of the inspector, the following conditions exist:

(a) Roof slope is excessive to safely walk on;

(b) There is no safe access to the roof;

(c) Climatic conditions render the roof unsafe to walk on;

(d) Condition of the roofing material or roof decking renders the roof unsafe to walk on;

(e) Walking on the roof may cause damage to the roof covering materials; and

(f) Walking will place any liability or danger to the homeowner or other representatives involved in the home inspection process.

61-30.806 Standards of Practice, Plumbing System.

(1) Plumbing systems and components include the following:

(a) Interior water supply piping and distribution systems including all fixtures, faucets, and components;

(b) Drain, waste and vent systems, including all plumbing fixtures;

(c) Plumbing related vent systems, flues, and chimneys;

(d) Drainage sumps, sump pumps, and related piping;

(e) Materials used for water supply, drain, waste, and vent piping;

(f) Water heating equipment including the energy source;

(g) Main water and main fuel shut-off valves.

(2) The inspector shall inspect all of the visible and readily accessible plumbing systems and components.

(3) The inspector is not required to inspect:

(a) Wells or water storage related equipment;

(b) Water conditioning systems;

(c) Solar water heating systems;

(d) Fire sprinkler systems;

(e) Private waste disposal systems;

(f) Irrigation system(s).

(4) The inspector is not required to:

(a) Test shower pans, tub and shower surround for leakage;

(b) Operate safety valves or shut-off valves;

(c) Determine whether water supply and waste disposal systems are public or private;

(d) Determine the quantity or quality of the water supply, or if the function flow at the time of the inspection or thereafter will meet the client’s needs.

61-30.807 Standards of Practice, Interior Components.

(1) The interior components that shall be inspected include the following:

(a) Interior walls, ceilings, and floors;

(b) Steps, stairways, and railings;

(c) Countertops and representative number of installed cabinets;

(d) Garage doors;

(e) Interior and exterior doors and windows and their operating locks and latches or other opening mechanisms;

(f) Insulation and vapor retarders in unfinished spaces;

(g) Fireplaces and solid fuel burning appliances;

(h) Vent systems, flues, and chimneys;

(i) Household appliances.

(2) The inspector shall inspect all of the visible and readily accessible interior components that have not been excluded in the scope of services disclosure. When inspecting doors and windows, the inspector may inspect a representative number of doors and windows. The inspector shall inspect household appliances to determine whether the appliances are significantly deficient using normal operating controls. Inspectors will not operate systems or appliances if they have been excluded in the scope of services disclosure or if there is a risk to the property being inspected. Inspectors will first review the system to be operated and use professional judgment as to whether it is safe to operate using normal operating controls and report accordingly.

(3) The inspector is not required to inspect:

(a) Paint, wallpaper, window treatments, and other specialty finish treatments;

(b) Carpeting;

(c) Window treatments;

(d) Central vacuum systems;

(e) Recreational facilities;

(f) Fire screens and doors, if not permanently attached;

(g) Seals and gaskets on fireplaces;

(h) Automatic fuel feed devices;

(i) Mantles and fireplace surrounds;

(j) Combustion make-up air devices;

(k) Heat distribution assists whether gravity controlled or fan assisted in fireplaces.

(4) The inspector is not required to:

(a) Open or operate any windows or doors and access covers that are permanently or temporarily secured by mechanical means, are painted shut, or are blocked by stored items or furniture;

(b) Ignite or extinguish fires;

(c) Light gas fireplaces or heaters, or other unlit pilot light devices;

(d) Determine draft characteristics for fireplaces and chimneys;

(e) Move fireplace inserts or stoves or firebox contents;

(f) Disturb insulation;

(g) Activate any system or appliance that is shut down, disconnected, or otherwise rendered inoperable;

(h) Operate or evaluate any system, component or appliance that does not respond to normal user controls;

(i) Operate any gas appliance that requires the manual lighting of a pilot light or burner device;

(j) Operate any system, appliance or feature that requires the use of special codes, keys, combinations, or devices or where user manual reference is required;

(k) Operate any system, component, or appliance where in the opinion of the inspector, damage may occur;

(l) Determine thermostat(s) calibration, adequacy of heating elements, operate or evaluate self cleaning cycles, door seals, indicator lights, timers, clocks or timed features, defrost cycles or frost free features, or other specialist features as it applies to the appliance device;

(m) Determine leakage from microwaves ovens;

(n) Determine the presence or operation of back draft damper devices in exhaust devices;

(o) Move any appliance;

(p) Confirm operation of every control or feature of

61-30.810 Standards of Practice, Exterior Components.

(1) Exterior systems and components include the following:

(a) Exterior wall cladding/siding, flashing and trim;

(b) All exterior doors;

(c) Attached decks, balconies, stoops, steps, porches, and their associated railings;

(d) Eaves, soffits and facias where accessible from the ground level;

(e) Walkways, patios, and driveways leading to the dwelling entrances.

(2) The inspector shall inspect all of the visible and readily accessible exterior systems and components.

(3) The inspector is not required to inspect:

(a) Window and door screening, shutters, awnings, and similar seasonal or protective accessories and devices;

(b) Fences;

(c) Recreational facilities;

(d) Outbuildings;

(e) Swimming pools, seawalls, break-walls, boat lifts and/or docks.

(4) The inspector is not required to move furniture, appliances, lawn and garden equipment, tools, stored items, wall decorations, floor covering, clothing or any items that block the view and access to components or structures.

61-30.811 Standards of Practice, Site Conditions that Affect the Structure.

(1) Site conditions that affect the structure include the following:

(a) Vegetation;

(b) Grading;

(c) Surface drainage; and

(d) Retaining walls on the property when any of these are likely to adversely affect the structure.

(2) The inspector shall inspect all of the visible and readily accessible site conditions that affect the structure.

(3) The inspector is not required to inspect:

(a) Geological, geotechnical or hydrological site conditions;

(b) Erosion control and earth stabilization measures.

AMERICAN SOCIETY OF HOME INSPECTORS

AUXILIARY STANDARDS OF PROFESSIONAL PRACTICE FOR RESIDENTIAL SWIMMING POOL AND SPA INSPECTIONS

1. INSPECTION PURPOSE AND SCOPE

1.1 The purpose of these Standards of Professional Practice (Standards) is to establish a uniform standard for inspectors who voluntarily use these Standards when performing residential swimming pool/spa inspections.

1.2 Inspections performed in accordance with these Standards:

   A. provide the client with additional objective information about the condition of inspected components at the time of the inspection;

   B. are conducted by an inspection generalist, not by a technical specialist;

   C. are general and do not include or confirm conformity with:

     1. building codes and other governmental laws and regulations,

     2. manufacturer’s installation instructions,

     3. construction plans, drawings, and specifications;

   D. do not provide a warranty or guarantee regarding the condition of the inspected swimming pools/spas;

   E. do not identify and report all possible safety issues regarding the installation, operation, maintenance, and use of inspected swimming pools/spas.

1.3 These Standards do not limit inspectors from:

   A. including other services or components in addition to those required in these Standards;

   B. excluding components from the inspection if requested by the client.

1.4 Inspectors who perform inspections in accordance with these Standards shall adhere to the ASHI® Code of Ethics For the Home Inspection Profession.

1.5 These Standards apply only to swimming pools/spas located on property containing a one or two-family residential structure. These standards do not apply to swimming pools/spas used for commercial or competitive uses.

2. INSPECTION AND REPORT

2.1 Inspectors shall inspect readily accessible, visually observable, installed components designated in these Standards.

2.2 Inspectors shall issue a written report that:

   A. identifies components that, in the professional judgment of the inspector, are not functioning properly, significantly deficient, unsafe, or are near the end of their service lives;

   B. provides the reasoning or explanation as to the nature of the deficiencies reported in 2.2.A, that are not self-evident;

   C. recommends correction, further evaluation, or monitoring of components identified in 2.2.A;

   D. identifies components designated for inspection in these Standards that were present during the inspection but were not inspected and the reason(s) why they were not inspected;

   E. includes the statement from Appendix A in its entirety and without change in every report issued using these Standards.

3.0 SWIMMING POOL AND SPA INSPECTION

3.1 Inspectors shall:

   A. inspect:

     1. the visible parts of interior finish materials,

     2. the visible parts of decks, steps inside the swimming pool/spa shell, and coping,

     3. the visible parts of pumps, motors, blowers, skimmer, filters, drains, heaters, automatic safety controls, gauges, visible piping and valves, conduit,

     4. cross connections in the water supply system,

     5. external bonding of the pump motors, blowers, heaters and other components that are required to be bonded,

     6. operation of readily accessible lights, ground fault circuit interrupters, electrical components, and timer assemblies that are related to the pool or spa,

     7. the visible parts of permanently installed handrails and ladders,

     8. for the presence of safety barriers and alarms,

     9. for the presence of entrapment prevention components,

    10. vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the swimming pool or spa;

   B. describe:

     1. type of swimming pool/spa,

     2. interior finish materials,

     3. type of filter,

     4. types of safety barriers,

     5. type of cleaning system (if present),

     6. energy source for heater (if present);

   C. operate the systems using normal operating controls;

   D. open readily openable access panels.

3.2 Inspectors are not required to:

   A. test, operate, or evaluate components when weather conditions or other circumstances may cause equipment damage;

   B. test, operate, or evaluate automatic safety controls and manual or automatic valves;

   C. touch swimming pool/spa water to examine the structure, components, and features, including their composition and quality;

   D. test, operate, or evaluate electric resistance heaters;

   E. determine structural integrity;

   F. inspect any equipment or component that is shut down or that is not responding to normal operating controls, including conditions caused by the absence of a required energy source such as electricity or gas;

   G. inspect, test, operate, or evaluate: low voltage or electronic controls, water chemistry or clarity, out-of-level conditions, presence or absence of bacteria/algae, backwash functions, aerators, automatic cleaning systems, automatic water fill systems, water treatment systems, chemical dispensers, thermostats, heating elements, heat exchangers, solar and other alternative energy heating systems, water features, covers and related components, accessories, leaks in shell, underground components, temporary safety barriers and alarms, stray voltage, and the interior of filters including filter cartridges;

   H. inspect, test, operate, or evaluate diving and jump boards, slides, play equipment and similar components; and the suitability of the pool for the use of such components and for activities such as diving; and

   I. determine the adequacy of: system or component design, structural components, equipment and component compatibility, flow rates, high or low pressure conditions, filters, heaters, safety barriers and alarms, and entrapment prevention components.

4. GENERAL LIMITATIONS AND EXCLUSIONS

4.1 General Limitations

   A. Inspectors are not required to perform any action or make any determination not specifically required in these Standards.

   B. Inspections performed in accordance with these Standards are not:

     1. numerically complete, and

     2. required to identify or to report concealed conditions, latent defects, and consequential damages, and cosmetic issues.

4.2 General Exclusions

   A. Inspectors are not required to determine:

     1. condition of components that are not installed or that are not visible and readily accessible;

     2. strength, adequacy, effectiveness, or efficiency of any component, including structural components;

     3. methods, materials, or costs of corrections;

     4. future conditions including, but not limited to, component failure and the life expectancy of components;

     5. the suitability of a swimming pool/spa or of a component for any specialized use;

     6. the presence or absence of any environmental hazards including, but not limited to, toxins, allergens carcinogens, electromagnetic radiation, noise, radioactive substances, and contaminants in soil, water, and air;

     7. the presence or absence of potentially hazardous or damaging plants and animals including, but not limited to, wood destroying organisms and diseases harmful to humans including molds and mold-like substances;

     8. operating costs of components;

     9. acoustical properties of any component;

     10. soil conditions relating to geotechnical or hydrologic specialties;

     11. causes of or reasons for the condition of components identified in 2.2.A;

     12. the safety of using the swimming pool/spa or any component;

     13. the risks or benefits of adding new components and of modifying existing components;

     14. whether the swimming pool/spa or any component is free from leakage of any kind;

     15. whether any item, material, condition or component is subject to recall, controversy, litigation, products liability or other adverse claim or condition;

     16. the adequacy of operation, maintenance, and use of the swimming pool/spa and of any component.

   B. Inspectors are not required to:

     1. perform any act or service contrary to law or regulation;

     2. perform architectural, engineering, or surveying services or to confirm or evaluate such services performed by others;

     3. perform any trade or any professional service other than as required in these Standards;

     4. offer or provide warranties or guarantees of any kind;

     5. perform any procedure or operation or enter any area that may, in the opinion of the inspector, be dangerous to the inspector or to other persons, or that may cause damage to the property or to components;

     6. move personal property, equipment, plants, soil, snow, ice, or debris;

     7. inspect installed decorative items;

     8. inspect component interiors that are not readily accessible; and

     9. dismantle any component, except as explicitly required by these Standards.

GLOSSARY OF ITALICIZED TERMS

Alarm See safety barrier

Automatic safety controls Devices designed and installed to protect components from unsafe conditions

Client A person who hires an inspector to perform an inspection in accordance with these Standards

Component A primary part of a functionally related group that works together as a system, not including ancillary parts, such as signage and depth markers, that do not contribute to the intended function of the system

Coping The decorative material around the perimeter above a swimming pool/spa, usually located just above the tile

Cosmetic issues Defects that are superficial and that do not significantly affect a component’s ability to function properly

Cross connection Any connection between two otherwise separate piping systems whereby there may be a flow from one system to another

Decorative Ornamental; not required for the proper operation of the swimming pool/spa components

Describe To identify (in writing) a component by its type or by other distinguishing characteristics

Dismantle To take apart or remove any component, device, or equipment that is bolted, screwed, or fastened by other means and that a homeowner would not take apart or remove in the course of normal household maintenance

Electronic controls Digital, computerized or solid state equipment operation management devices

Entrapment prevention component A component, such as a suction outlet cover, installed within the swimming pool/spa water circulation system that helps prevent a person from being held underwater at a suction outlet

Further evaluate Examination and analysis by a qualified professional, tradesman, or service technician using techniques and/or expertise that are beyond the scope of inspections performed in accordance with these Standards

Inspect To visually examine components in accordance with these Standards, using normal operating controls and opening readily openable access panels

Inspector A person who is hired by a client to inspect a swimming pool/spa in accordance with these Standards

Installed A component that is connected or set in position and prepared for use

Normal operating controls Devices such as thermostats and switches intended to be operated by the homeowner

Numerically complete An inspection that inspects every individual occurrence of a component

Readily accessible A component that is located where access will not involve risk to persons or property, and that is visible without: (1) moving matter of any kind, and (2) using tools, and (3) using a ladder taller than twelve feet

Readily openable access panel A panel provided for homeowner inspection and maintenance that is readily accessible, within normal reach, can be removed by one person, and is not sealed in place

Safety Freedom from danger, risk, or injury

Safety barrier a component, such as a fence or a door or a window alarm, that helps restrict access to a swimming pool/spa

Shut down A state in which a system or component cannot be operated by normal operating controls

Structural component A component that supports non-variable forces or weights (dead loads) and variable forces or weights (live loads)

Swimming pool/spa A contained body of water eighteen inches or more in depth at any point and intended for swimming or immersion

Technical specialist A person who, by reason of training, education, and experience, has expertise in a specific trade or profession that is beyond that of an inspector, and who might, by reason of this expertise, or by the use of specialized tools, instruments, measurements, testing, calculations, or other means discover issues not discovered by an inspector

Unsafe A condition in a readily accessible, installed system or component that, in the professional judgment of the inspector, presents a significant risk of bodily injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation, or a change in accepted swimming pool/spa construction methods.

IMPORTANT NOTICE

The American Society of Home Inspectors, Inc. (ASHI) does not verify the qualifications of inspectors who use these Standards and has no authority or control over the quality of inspections undertaken or performed using these Standards. These Standards are general in nature and are not intended to in any way discourage or limit additional or more detailed inspections. ASHI disclaims all liability for any and all personal and bodily injuries and damages, including but not limited to incidental and consequential damages, which may occur as a result of inspections performed using these Standards. No warranty, expressed or implied, is intended or offered by ASHI in the use of these Standards. ASHI assumes no risk and makes and implies no representations of any kind to inspectors, consumers, or others.