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NAHI - National Association of Home Inspectors
These Standards are used only as a guidline for Milwaukee HomesighT, Inc.
Standards of Practice
http://www.nahi.org/
1. Purpose, Scope and General Statements
1.1 The Standards of Practice (Standards) provide the minimum standards of performance for a written residential home inspection performed by a member of the National Association of Home Inspectors, Inc. (NAHI).
1.2 The Standards define and clarify the purpose, conditions, limitations, exclusions, and certain terms relating to an inspection.
1.3 The Standards identify those items, components, and systems included in the scope of an inspection.
1.4 The Standards apply only to the inspection of buildings with one (1) to four (4) dwelling units.
1.5 The Standards apply to a visual inspection of the readily accessible areas of the included items, components, and systems to determine if, at the time of the inspection, they are performing their intended function without regard to life expectancy.
1.6 The purpose of the inspection is to identify visible defects and/or conditions that, in the judgment of the Inspector, adversely affect the function and/or integrity of the items, components and systems inspection with the health and safety of the dwelling occupant(s) in mind.
1.7 Inspections performed under the Standards are basically visual and rely upon the opinion, judgment, and experience of the Inspector, and are not intended to be technically exhaustive.
1.8 Inspections shall be performed in a time period sufficient to allow compliance with the provisions of the Standards.
1.9 Inspections performed under the Standards shall not be construed as a compliance inspection of any code or governmental regulation. In the event a law, statute, or ordinance prohibits a procedure recommended in the Standards, the Inspector is relieved of the obligation to adhere to the prohibited part of the Standards.
1.10 Inspections performed under the Standards are not an expressed or implied warranty or a guarantee of the adequacy, performance, or useful life of any item, component, or system in, on, or about the inspected property.
1.11 Detached building(s) and detached garage(s) located on the property will be inspected under these Standards only if specifically listed in the inspection report.
1.12 The National Association of Home Inspectors recommends that its members perform inspections in accordance with these Standards, the Code of Ethics, and applicable law(s). The Standards are not intended to limit members from performing additional inspection services.
2. General Limitations and Exclusions
2.1 Inspections performed under the Standards exclude any item(s) concealed or not readily accessible to the Inspector. The Inspector is not required to move furniture, personal, or stored items; lift floor coverings; move attached wall, ceiling coverings, or panels; or perform any test(s) or procedure(s) which could damage or destroy the item(s) being evaluated.
2.2 Excluded are the following: appliances, recreational facilities, alarms, intercoms, speaker systems, radio controlled operators, security devices, detached buildings and detached garages.
2.3 The determination of the presence of or damage caused by termites or any other wood-damaging insects or organisms is excluded.
2.4 The Inspector is not responsible for the determination of air quality of airborne substances and conditions, or odors that may be harmful or unpleasant to certain individuals or animals.
2.5 Use of special instruments or testing devices, such as amp meters, pressure gauges, moisture meters, gas detectors and similar equipment is not required.
2.6 The inspection is not required to include information from any source concerning previous property, geological, environmental, or hazardous waste conditions. The inspection is not required to include information from any source concerning past or present violations of codes, ordinances, or regulations.
2.7 The inspection and report are opinions only, based upon visual observation of existing conditions of the inspected property at the time of the inspection. THE REPORT IS NOT INTENDED TO BE, OR TO BE CONSTRUED AS, A GUARANTEE, WARRANTY, OR ANY FORM OF INSURANCE. The Inspector will not be responsible for any repairs or replacements with regard to the property or the contents thereof.
2.8 The Inspector is not required to determine property boundary lines or encroachments.
3. Site
3.1 Components for Inspection.
3.1.1 Building perimeter, land grade, and water drainage directly adjacent to the foundation.
3.1.2 Trees and vegetation that adversely affect the structure.
3.1.3 Walks, grade steps, driveways, patios, and retaining walls contiguous with the structure.
3.2 Procedures for Inspection.
The Inspector will:
3.2.1 Describe material and inspect the condition of the driveways, walkways, grade steps, patios, and other items contiguous with the inspected structure.
3.2.2 Observe the drainage, grading, and vegetation for the conditions that adversely affect the structure.
3.3 Limitations.
The Inspector is not required to:
3.3.1 Inspect fences or privacy walls.
3.3.2 Evaluate the condition of trees, shrubs, and or other vegetation.
3.3.3 Evaluate or determine soil or geological conditions, site engineering, or property boundaries.
4. Foundations
4.1 Components for Inspection.
4.1.1 Foundation walls, first-floor systems, other support and substructure components, stairs.
4.1.2 Ventilation (when applicable).
4.1.3 Grade slab and/or floor slab.
4.2 Procedures for Inspection.
The Inspector will:
4.2.1 Identify the type of structure and material comprising the structure and other items inspected.
4.2.2 Observe the conditions and serviceability of visible, exposed areas of the foundation walls, grade slab, bearing walls, posts, piers, beams, joists, trusses, subfloors, chimney foundation, stairs, and other similar structural components.
4.2.3 Inspect foundations for indications of flooding, moisture, or water penetration.
4.2.4 Observe subfloor crawl space ventilation and vapor barriers.
4.2.5 Operate the sump pump when present.
4.2.6 Inspect the visible and accessible wooden members.
4.2.7 Observe the visible condition of floor slab when present.
4.3 Limitations.
The Inspector is not required to:
4.3.1 Enter subfloor crawl spaces with headroom of less than 3 feet, obstructions, or other detrimental conditions.
4.3.2 Move stored items or debris or perform excavation to gain access.
4.3.3 Enter areas which may contain material hazardous to the health and safety of the Inspector.
4.3.4 Operate sump pumps equipped with internal/water dependent switches.
5. Exterior
5.1 Components for Inspection.
5.1.1 Visible structural components.
5.1.2 Wall covering, trim, and protective coating.
5.1.3 Windows and doors.
5.1.4 Attached porches, decks, steps, balconies, railings and carports.
5.1.5 Visible exterior portions of chimneys.
5.2 Procedures for Inspection.
The Inspector will:
5.2.1 Identify the type and material comprising the exterior components inspected.
5.2.2 Observe the condition of the components from the ground level.
5.2.3 Observe the condition of a representative number of visible windows and doors.
5.2.4 Inspect accessible porches, decks, steps, balconies, and carports.
5.3 Limitations.
The Inspector is not required to:
5.3.1 Inspect buildings, decks, patios, and other structures detached from the house.
5.3.2 Evaluate function of shutters, awnings, storm doors, storm windows and similar accessories.
5.3.3 Inspect or test the operation of security locks, devices, or systems.
5.3.4 Evaluate the presence, extent, and type of insulation and vapor barriers in the exterior walls.
5.3.5 Examine the interior of the chimney flues or determine the presence or absence of flue liners.
5.3.6 Inspect for safety glass or the integrity of thermal window seals.
6. Roof Coverings, Flashings, Gutters, and Downspouts
6.1 Components for Inspection.
6.1.1 Roof covering material.
6.1.2 Rain gutter and downspout system.
6.1.3 Visible portions of roof flashing.
6.1.4 Roof ventilation.
6.1.5 Roof soffits and fascias.
6.1.6 Roof skylights and other roof accessories.
6.2 Procedures for Inspection.
The Inspector will:
6.2.1 Describe type of roofing and gutters.
6.2.2 Observe the condition of visible roof material, rain gutter and downspout systems, visible portions of roof flashings, roof soffits and fascias, roof vents, skylights and other roof accessories visible from the exterior.
6.2.3 If possible, inspect the roof surface and components from arms-length distance or with binoculars from the ground.
6.2.4 Inspect flat roofs where internal accessibility is readily and safely available.
6.3 Limitations.
The Inspector is not required to:
6.3.1 Walk on or access a roof where it could damage the roof or roofing material or be unsafe for the inspector.
6.3.2 Remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.
6.3.3 Inspect internal gutter and downspout systems and related underground drainage piping.
6.3.4 Inspect antennas, lighting arresters, or similar attachments.
7. Roof Structures, Attic and Insulation
7.1 Components for Inspection.
7.1.1 Roofing framing, sheathing and decking.
7.1.2 Attic insulation and ventilation.
7.2 Procedures for Inspection.
The Inspector will:
7.2.1 Describe material comprising the roof structure in the visible attic area.
7.2.2 Observe the condition of the visible roof structure and attic components where readily and safely accessible.
7.2.3 Investigate evidence of the presence of water penetration.
7.2.4 Determine the presence of attic insulation and its approximate thickness.
7.3 Limitations.
The Inspector is not required to:
7.3.1 Enter attic spaces not readily accessible, if headroom is less than 3 feet, or if inspection could damage ceilings or insulation.
7.3.2 Break or otherwise damage the surface finish or weather seal on or around access panels and covers.
7.3.3 Operate powered roof ventilators.
8. Attached Garage(s)/Carports(s)
8.1 Components for Inspection.
8.1.1 Exterior and interior walls and ceilings, floors, windows, doors, roof and foundation.
8.1.2 Electrical systems and components.
8.1.3 Plumbing systems and Components.
8.1.4 Heating systems or units.
8.2 Procedures for Inspection.
The Inspector will:
8.2.1 Identify type and material of door(s), exterior walls, roof (if applicable), and other items to be inspected.
8.2.2 Observe the condition and function of listed components; electrical, plumbing, heating and similar systems.
8.2.3 Check the condition and operation of accessible garage door(s).
8.3 Limitations.
The Inspector is not required to:
8.3.1 Inspect or operate equipment housed in the garage area except as otherwise addressed in the Standards.
8.3.2 Operate the auto reverse function of a door if the condition or type indicates possible damage could occur from such operation.
9. Electrical
9.1 Components for Inspection.
9.1.1 Entrance of the primary service from masthead to main panel.
9.1.2 Main and sub-panels including feeders.
9.1.3 Branch circuits, connected devices, and lighting fixtures.
9.2 Procedures for Inspection.
The Inspector will:
9.2.1 Identify type and location of primary service (overhead or underground), voltage, amperage, and over-current protection devices (fuses or breakers).
9.2.2 Determine the existence of connected service grounding cable(s) and observe their condition.
9.2.3 Inspect the main and branch circuits for over-current protection and condition.
9.2.4 Determine presence of aluminum branch circuit wiring at the main and sub-panels.
9.2.5 Test and/or verify operation of a representative number of accessible switches, receptacles and light fixtures.
9.2.6 Test and/or verify grounding and polarity of a representative number of receptacles in proximity to plumbing fixtures or on the exterior.
9.2.7 Verify operation of ground fault circuit interrupters (GFCI), if present.
9.2.8 Observe the general condition of exposed wiring.
9.3 Limitations.
The Inspector is not required to:
9.3.1 Insert any tool, probe or testing device into main or sub-panels.
9.3.2 Activate electrical systems or branch circuits which are not energized.
9.3.3 Operate overload protection devices.
9.3.4 Inspect ancillary systems, including but not limited to: burglar alarms, home protection systems, low voltage relays, smoke/heat detectors, antennas, electrical deicing tapes, sprinkler wiring, swimming pool wiring, or any systems controlled by timers.
9.3.5 Move any objects, furniture, or appliances to gain access to any electrical components.
9.3.6 Test every switch, receptacle, and fixture.
9.3.7 Remove switch and outlet cover plates.
9.3.8 Inspect electrical equipment not readily accessible or dismantle any electrical device or control.
9.3.9 Verify continuity of connected service ground(s).
10. Plumbing
10.1 Components for Inspection.
10.1.1 Visible water supply lines.
10.1.2 Visible waste/soil and vent lines.
10.1.3 Fixtures and faucets.
10.1.4 Domestic hot water system and fuel source.
10.2 Procedures for Inspection.
The Inspector will:
10.2.1 Identify material of the main line and water supply lines.
10.2.2 Verify the presence of a main water supple valve.
10.2.3 Identify type of sanitary waste piping.
10.2.4 Identify type and capacity of domestic water heating unit(s).
10.2.5 Inspect the condition of accessible and visible water and waste lines.
10.2.6 Inspect and operate fixtures and faucets.
10.2.7 Inspect and operate the domestic hot water system.
10.2.8 Inspect and operate drain pumps and waste ejector pumps when possible.
10.2.9 Test the water supply for functional flow.
10.2.10 Test sanitary waste systems and components for functional drainage.
10.3 Limitations.
The Inspector is not required to:
10.3.1 Operate any main, branch or fixture valve, except faucets.
10.3.2 Inspect any system that is shutdown or secured.
10.3.3 Inspect any plumbing components not readily accessible.
10.3.4 Inspect any exterior plumbing components, such as water mains, private sewer systems, water wells, pressure tanks and pumps, sprinkler systems, and swimming pools.
10.3.5 Inspect interior fire sprinkler systems.
10.3.6 Evaluate the portability of any water supply.
10.3.7 Inspect water conditioning equipment, including softener and filter systems.
10.3.8 Operate freestanding or built-in appliances.
10.3.9 Inspect private water supply systems
10.3.10 Test shower pans, tub and shower surrounds, or enclosures for leakage.
10.3.11 Inspect gas supply system for leakage.
10.3.12 Evaluate the condition and operation of water wells and related pressure tanks and pumps; the quality or quantity of water from on-site water supplies; or the condition and operation of on-site sewage disposal systems such as cesspools, septic tanks, drain fields, related underground piping, conduit, cisterns, and equipment.
10.3.13 Inspect and operate fixtures and faucets if the flow end of the faucet is not connected to an appliance.
11. Heating
11.1 components for Inspection.
11.1.1 Fuel source.
11.1.2 Heating equipment.
11.1.3 Heating distribution.
11.1.4 Operating controls
11.1.5 Flue pipes, chimneys and venting.
11.1.6 Auxiliary heating units.
11.2 Procedures for Inspection.
The Inspector will:
11.2.1 Identify the type of fuel, heating equipment, and heating distribution systems.
11.2.2 Operate the system using normal control devices to determine function.
11.2.3 Open access panels or covers provided by the manufacturer or installer, if readily detachable.
11.2.4 Observe the condition of normally operated controls and components of the systems.
11.2.5 Observe visible flue pipes, dampers and related components for safe operation.
11.2.6 Observe the condition of a representative number of heat sources in each area of the house.
11.2.7 Inspect the installation and operation of fixed supplementary heat units.
11.3 Limitations.
The Inspector is not required to:
11.3.1 Activate or operate heating or other systems that have been shutdown.
11.3.2 Activate or operate heating systems that do not respond to normal controls.
11.3.3 Inspect equipment or remove covers or panels that are not readily accessible.
11.3.4 Dismantle any equipment, controls, or gauges.
11.3.5 Inspect the interior of the chimney flues.
11.3.6 Inspect heating system accessories, such as humidifiers, air purifiers, motorized dampers, heat reclaimers, etc.
11.3.7 Inspect solar heating systems.
11.3.8 Activate heating, heat pump systems, or other systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment.
11.3.9 Evaluate the type of material contained in insulation and/or wrapping of pipes, ducts, jackets and boilers.
11.3.10 Operate digital-type thermostats or controls.
11.3.11 Evaluate the capacity, adequacy, or efficiency of a heating or cooling system.
11.3.12 Test or operate fireplaces, solid fuel stoves, space heaters, or solar heating devices.
11.3.13 Determine clearance to combustibles.
12. Central Air Conditioning
12.1 Components for Inspection.
12.1.1 Cooling equipment.
12.1.2 Cooling distribution.
12.1.3 Operating controls.
12.2 Procedures for Inspection.
The Inspector will:
12.2.1 Identify the type of central air conditioning systems and energy sources.
12.2.2 Operate the system using normal control devices.
12.2.3 Open access panels or covers provided by the manufacturer or installer, if readily accessible.
12.2.4 Observe the condition of controls and operative components of the complete system, conditions permitting.
12.2.5 Observe the condition of a representative number of the central air cooling outlets in each habitable area of the house.
12.3 Limitations.
The Inspector is not required to:
12.3.1 Activate or operate cooling or other systems that have been shut down.
12.3.2 Inspect gas-fired refrigeration systems, evaporative coolers, or wall or window-mounted air conditioning units.
12.3.3 Check the pressure of the system coolant or determine the presence of leakage.
12.3.4 Evaluate the capacity, efficiency, or adequacy of the system.
12.3.5 Operate equipment or systems if exterior temperature is below 60 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage the equipment.
12.3.6 Remove covers or panels that are not readily accessible.
12.3.7 Dismantle any equipment, controls, or gauges.
12.3.8 Check the electrical current drawn by the unit.
12.3.9 Operate digital-type thermostats or controls.
13. Interior
13.1 Components for Inspection.
13.1.1 Walls, ceilings, floors, windows, and doors.
13.1.2 Steps, stairways, balconies, railings.
13.1.3 Fireplaces.
13.1.4 Electric outlets and fixtures.
13.1.5 Plumbing fixtures and components.
13.1.6 Heating and cooling distribution.
13.2 Procedures for Inspection.
The Inspector will:
13.2.1 Observe the visible condition of the surfaces of walls, ceilings, and floors relative to structural integrity and evidence of water penetration.
13.2.2 Verify the presence of steps, stairways, balconies and railings and observe their condition.
13.2.3 Describe type, material, condition and operation of a representative
13.2.4 Inspect the exterior condition of the kitchen cabinets and countertops.
13.2.5 Observe the condition of fireplaces, dampers, fire boxes and hearths readily visible.
13.2.6 Locate and observe a representative number of electrical outlets/fixtures and wiring in each room as described in Section 9.
13.2.7 Comment on presence or absence of smoke detectors.
13.2.8 Observe condition and operation of plumbing fixtures and components in each room as described in Section 10.
13.2.9 Observe a representative number of heat and/or air conditioning sources and returns, if applicable, in each room described in Sections 11 & 12.
13.3 Limitations.
The Inspector is not required to:
13.3.1 Ignite fires in a fireplace or stove to determine the adequacy of draft, perform a chimney smoke test, or inspect any soil fuel device in use.
13.3.2 Evaluate installation or adequacy of inserts, wood burning stoves, or other modifications in a fireplace, stove, or chimney.
13.3.3 Determine clearance to combustibles in concealed areas.
13.3.4 Determine cosmetic condition of ceilings, walls, floor coverings, and components.
GLOSSARY OF TERMS
Activate: To turn on, supply, or enable systems, equipment, or devices to become active by normal control means. Examples including on the gas or water supply valves to the fixtures and appliances and activating electrical breakers or fuses.
Adversely Affect: Constitute, or potentially constitute, a negative or destructive impact.
Evaluate: To ascertain, judge, or form an opinion about an item or condition.
Fixed Unit: A device or appliance attached to the structure so that tools are required for removal. It is considered part of the real estate.
Foundation: The base upon which the structure or a wall rests; usually masonry, concrete, or stone, and generally partially underground.
Function: The base upon which an item, component or system is specially fitted or used or for which an item, component or system exists; to be in action or perform a task.
Functional: Performing, or able to perform a function.
Functional Flow: Sufficient water flow to provide uninterrupted supply to the highest, unrestricted tap (faucet furthest from the source) when a single intermediate, unrestricted tap is opened or simultaneously with uninterrupted flow.
Habitable: In a condition suitable for human habitation.
Habitable Spaces: Rooms or spaces used for sitting, sleeping, bathing, toilets, eating or cooking. Not considered habitable spaces by these Standards are closets, halls, storage spaces and utility rooms.
Heat Source: A heat source may be a radiator, convector unit, radiant panel, heat pipe, ductwork, grille, register or other device(s) from which heat is intended to be emitted.
Inspected Property: The readily accessible areas of the buildings, site, items, components, and systems included in the inspection.
Intended Function: Performing or able to perform the usual function for which an item is designed, or fitted; and be in a condition (state of repair) appropriate to this function, its age and location. [See Function]
Observe: To see or sense through directed careful analytical.
Operate: To cause equipment or systems that have been activated to perform their intended function(s), such as turning on a water faucet or turning up the thermostat on an activated heating system.
Readily Accessible: An item or component is readily accessible if, in the judgment of the inspector, it is capable of being safely observed without movement of obstacles, detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access.
Representative Number: A sufficient number to serve as a typical or characteristic example of the item(s) inspected.
Shut-down: A system or equipment is considered to be shut-down when its normal control device(s) will not cause it to become activated or operational. The Inspector is not required to activate or operate safety devices (fuses, breakers, etc.) in the "off" position. It is not the responsibility of the Inspector to put these controls in the "on" mode, nor to ensure that the equipment or systems to be tested are operating at the time of the inspection.
Slab on Grade: Structures that have no crawl space and are in direct contact with the soil. Slabs may or may not have supporting piers or pads.
Verify: To confirm or substantiate.
CODE OF ETHICS
To maintain the integrity and high standards of skill and practice in the home inspection profession, the following rules of conduct and ethics shall be binding upon the use of the Standards of Practice (Standards) of the National Association of Home Inspectors, Inc. (NAHI):
1. The inspector will act as a disinterested third party and will discharge his duties with integrity and fidelity to the public, with fairness and impartiality to all parties.
2. The Inspector shall uphold the honor and dignity of this profession and avoid association with any enterprise of questionable character or apparent conflict of interest.?
3. The Inspector will express an opinion only when it is based on practical experience and honest conviction.
4. The Inspector will always act in good faith toward the client.
5. The Inspector will not disclose any information concerning the results of the inspection without the approval of the client for whom the inspection was performed.
6. The Inspector will not accept compensation, financial or otherwise, from more than one interested party for the same service on the same property without the consent of all interested parties.
7. The Inspector will not accept nor offer commissions or allowances, directly or indirectly, from other parties dealing with the client in connection with the work for which the Inspector is responsible.
8. The Inspector will promptly disclose to the client any interest in any other business which may affect the client, the quality or the result of the inspection. The Inspector will not knowingly use the inspection process to obtain work in another field.
9. The Inspector shall make every effort to uphold, maintain, and improve the professional practice, integrity and reputation of NAHI. He will report all violations of this Code by other relevant information, to NAHI for possible action.
10. An appraisal or opinion of the market valve of the inspected property will not expressed by the Inspector within the context of the inspection.
11. Use of the NAHI logo and name is limited to those persons holding the designation of Member. Provisional and Affiliate Members may use specifically designated logos in advertising.
http://www.nahi.org/
*These Standards of Practice and Code of Ethics may not be reproduced without written permission from the National Association of Home Inspectors, Inc. Copyright 1990.
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