South Carolina Home Inspection Service SC Home Service
Rely on us for your Inspection needs! We are one of the few (or only) licensed to provide home and termite inspections
About Us
Licensed and Insured
Back in 2001 I became a licensed Home Inspector for South Carolina I worked as a contractor for HUD and then by 2006 we got involved in the Mortgage Field Service Industry (MFS) or Bank Foreclosures. Both HUD and the MFS involved various levels of inspecting homes in or about to be in Foreclosure. Over the years we have inspected thousands of houses…and counting! We are a licensed and insured Termite/Pest Company providing CL-100 Wood Infestation Inspections. This makes us one of the few companies that offer both termite and home inspection services. I am also a licensed BIC as well with company name of AshLil Realty.
We help your dream home to not become a nightmare
Be Confident In Your Property Transaction
Our Services
Home Inspection
Homes over 30 years old can be a higher fee
The price list is also based on an hour drive radius. If property is over an hour drive then there is a travel fee.
Prices
1000 SqFt and below -- $245.00
2000 Sqft -- $295.00
3000 Sqft -- $345.00
Each additional 100 Sqft is $5.00
CL-100 termite inspection with home inspection is discounted price
Termite Services
Termite Inspections (CL-100)
Homes over 30 years of age can be a higher fee
For homes with crawlspace
$125.00 for 1900 Sqft and below
$145.00 for 2000 Sqft to 3000Sqft
Homes on a concrete slab foundations
$100.00 for 1900 Sqft and below
$120.00 for 2000 Sqft to 3000 Sqft
CL-100 with Home Inspection is $75.00
Termite Treatments
Bond treatments and one time or spot treatments available. Call or email for price quotes.
We do not offer repair services and do not quote repair prices.
This way you can know our inspection is not trying to find issues to get your repair money
Pest Control
We perform exterior pest treatment. No long term contracts, cancel anytime.
Our Service Area
We service the Midlands area of South Carolina. We can do other areas of the State for additional Fee
EASY PAY
$0.00
Price vary depending on service. Once you hit send it will take you to paying page where you can enter the amount to be paid for the service being provided
Site Content
HOME INSPECTION AGREEMENT
SOUTH CAROLINA HOME INSPECTION SERVICE
INSPECTION AGREEMENT
THIS AGREEMENT shall also be known as the SCOPE OF INSPECTION. It is made as
well as entered into by and between Merritt Whittier referred to as “Inspector”, and
__________ _________________________________referred to as “Client”. The term Client shall
include the undersigned representative of the Client, as well as any of Client’s past, present and
future subsidiaries, divisions, parents, affiliates, assigns, related entities, successors, predecessors,
representatives, employees, officers, shareholders, directors, agents, and any other person or entity
that benefits from or relies on the Inspection Report. In consideration of the promise and terms of
this Agreement,the parties agree as follow: The Client will pay the sum of $ for the home
inspection of the “Property”, being the residence, and garage or carport, if applicable,
located at
The inspector will perform a visual inspection and prepare a written report of the apparent
condition of the readily accessible installed systems and components of the property existing at the
time of inspection. The parties agree that the South Carolina State Standards of Practice shall define
the standards of duty and the conditions, limitations, and exclusions of the inspection and is
incorporated by reference herein. Some of the standards are quoted in the report.
The inspection will not include an appraisal of value, termite inspection, heating & air letter or a
survey. The written report is not a compliance inspection or certification for past or present
governmental codes of regulations of any kind. Refer to the reverse side of this agreement for list of
systems, items and conditions which are not included in this inspection. Also refer to the report
limitations in your written report.
The parties agree and understand the inspector is not an insurer or guarantor against defects in the
structure, items, components or system inspected. Inspector makes no warranty, expressed or implied,
as to the fitness for use, condition, performance or adequacy of any inspected structure, item,
components or system. This Agreement shall be amended only by written agreement signed by both
parties. Disagreement is to be performed by Arbitration services and is to be final and binding.
Client also agrees to obtain authorization for the inspector to be on the property and to have any
areas that are not readily accessible that the client wants included in the visual inspection made
readily accessible such as panel box cover, locks on access doors for crawlspace/attic, covers on
switches/outlets, water heaters that are enclosed by cabinet. The inspector does not and can not
remove or install electric meters or operate electrical breakers in the panel box.
Client has read this entire Agreement ( both sides) and accepts and understands this
Agreement as hereby acknowledge. Client also agrees to release reports to
Seller____/Buyer_____/ Client's Agent___upon verbal request from client to the inspection
company. Payment is due at the time of or prepaid before the inspection date. Report is not
issued until payment is made. If inspection can not be completed on the day of inspection
due to water or electric service being off or non access to the property resulting in
rescheduling a return fee to complete the inspection will be due.
_______________________________ _________________________
Client Signature Todays Date
ADDITIONAL CONDITIONS AND LIMITATIONS PG2
The inspection and Inspection Report are performed and prepared for the sole and exclusive use
and possession of the Client. No other person or entity may rely on the report issued pursuant to this
agreement. The Client further agrees that the Inspector is liable only up to the cost of the inspection
and only if there has been failure to follow the Scope of Inspection.
Systems,items and conditions which are not within the Scope of Inspection include, but not limited
to determining: Radon gas, formaldehyde,lead paint, infestation,security and fire protection
systems,household appliances, type of conductors present on service cables, location of service or sub
panels, humidifiers,paint,wallpaper and other treatments to windows, no walking on a roof, interior walls/ceilings/floors,
recreational equipment or facilities, underground storage tanks, location of grounding cable,presence
of aluminum wiring, energy efficiency measurements, lighting gas logs/insert, alterations or additions
made to the original house, concealed or private secured, systems, water wells and components, back
flow devices, HVAC systems accessories, BTU rating, HVAC energy source and type of equipment or
manufacture name, solar heating systems, sprinkler/irrigation systems, water softener, pools, hot
tubs, testing dryer outlet, central vacuum systems, telephone,intercom,or cable TV systems, antenna,
lighting arrestors,trees or plants, governing codes,ordinances, statues and covenants. Client
understands that these systems,items and conditions are exempt from this inspection. Any general
comments made about these areas of written report are information only and DO NOT represent an
inspection.
The parties understand and agree that the inspector and its employees, sub contractors, or its agents assume no liability or responsibility for the cost of repairing or replacing any unreported defects or deficiencies either current or arising in the future or any property damage, consequential damage or bodily injury of any nature. In the event of a claim by the Client that any installed system or component of the premises which was inspected by the inspector was not in the condition reported by the Inspector, the Client agrees to notify the inspector at least 72 hours prior to repairing or replacing such systems or component. Client further agrees that the Inspector is liable only up to the cost of the inspection.
If repair or replacement is done without giving the Inspector the required notice the inspector will
have no liability to the Client. Furthermore, any legal action must be brought within (30) days from
the date of the Inspection or will be deemed waived and forever barred.
__________________________________ ______________________
Clients (s) Signature Date
Merritt Whittier
OWNER
Inspector's License Number: RBI.858
SOUTH CAROLINA HOME INSPECTION SERVICE
(803) 317-3411 Email: Weinspectsc@gmail.com Website: WWW.SCHIS.net
PURPOSE AND SCOPE OF HOME INSPECTION
The purpose of a residential inspection is to disclose the general conditions of the building, improvements, mechanical systems and appliances as they exist on the day of the inspection. The scope of the residential inspection is a visual observation, with limited use of mechanical instruments, of readily accessible areas of the building, improvements, mechanical systems and appliances. The inspection is limited to areas and systems identified as follows: grounds and appurtenances; roofing/guttering/other roof components; home exteriors; garage/carport; electrical, basement/crawl space/slab; plumbing; heating; cooling; attic; general interiors and kitchen/appliances. Limitations: The Residential Inspector Standards are designed to identify and disclose observed general conditions. The residential inspection is limited to readily accessible areas. No disassembly of equipment or activating of equipment that has been "shut-down" should be performed. • No opening of walls, moving of furniture, appliances, stored items, walking on roofs or excavation is to be performed. • Concealed, camouflaged or inaccessible conditions may not be exposed. • Systems and conditions that are not within the scope of the inspection include, but are not limited to: environmental hazards (e.g. lead paint, formaldehyde, toxic of flammable materials, asbestos, radon); pest infestation; portable appliances (e.g. washer, dryers, window air conditioner); security systems; telephone, television systems, fire or lawn sprinklers; swimming pools; spas or jetted tubs; tennis courts; playground or other recreational or leisure appliances or equipment; below ground septic or drainage systems; water wells; zoning ordinances; or any items considered cosmetic in nature. Any general comments about these systems and conditions are informational only and do not represent an inspection. Warranties and Guarantees: The residential inspection report is not intended to be used as a guarantee or warranty, expressed or implied, regarding adequacy, performance, or condition of any inspected building improvements, mechanical system or appliance. The residential Inspector should take no position on value nor make any representation as to advisability of purchase or suitability to use. The Inspector should not incite or stir up quarrels or groundless lawsuits. Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property .
Further Understanding of what is a Home Inspection
The job of the home inspector is to help get you to the expert you need such as the Electrician, Plumber, Roofer, Structural Engineer, Building Contractor and so forth since if you had to pay for an inspection from each entity it would cost hundreds to thousands of dollars. If the inspector spent half an hour under the kitchen sink or several hours to be under a house we'd find more problems. However, the inspection would take several days and would cost considerably more. Home inspectors are generalists; we are not specialists. The home inspector is not a licensed ( even if some do have that specific license, since by law they have to be the home inspector and follow the guidelines set forth for home inspection by the State and not the specialist of what they may have another license for) HVAC contractor, Plumber, Electrician, Builder, Roofer, Structural contractor. A home inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The purpose of a home inspection is to disclose the general conditions of the house, and to do this we inspect random sections of the house. An example of this is we only inspect random areas of exposed water supply pipe and, if no deficiencies were found, we mark the water supply was inspected with no problems. If we tried to inspect every foot of water supply pipe, drain pipe, electrical wiring, floor joist, rafters, etc., it would take an extremely long time and be cost prohibitive. This is why the home inspection is not a detailed inspection. We do not claim expertise in specific home components or systems and you should not expect us to find every problem that exists or ever could exist, but we will report deficiencies we observed and deemed significant at the time of inspection. The home inspection is not a warranty against any future damage or repairs, nor is it a guarantee that the home is free of all defects or damage. The inspection is not intended to be technically exhaustive and equipment and systems will not be dismantled. While this inspection makes every effort to point out safety issues, it does not inspect for code. In time you may discover something wrong with the house, and you may be upset or disappointed with your home inspection. Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap as adding human weight will help manifest leaks. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets were lifted, furniture is moved or finishes are removed. These problems may have existed at the time of the inspection but there were no clues to their existence. The inspection is based on the past performance of the house. If there are no clues to a problem, a home inspector won't find it. Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform any invasive or destructive tests. It may be said by some that we are inconsistent because our reports identify some minor problems but not others. The minor problems that are identified were discovered while looking for more significant problems. The main source of dissatisfaction with home inspectors comes from comments made by contractors. Contractors' opinions often differ from the home inspector. Don't be surprised when roofers all say the roof needs replacement when the home inspection found non or minor items. It is human nature for homeowners to believe the last bit of "expert" advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of "first one in" and consequently it is our advice that is often mis believed instead of the 'last one in' since Contractors may say, "I can't believe you had this house inspected, and they didn't find this problem." There are several reasons for these apparent oversights: 1. It's impossible for contractors to know what the circumstances were when the inspection was performed. 2. When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there are two inches of water on the floor. Predicting the problem is a different story. By accepting this report you are also accepting all terms and conditions stated in this report and the inspection agreement. Use of this report without written permission of the customer and this company is strictly prohibited.
THE STANDARD OF PRACTICE FOR HOME INSPECTIONS AND THE CODE OF ETHICS FOR THE HOME INSPECTION PROFESSION WAS ADOPTED BY SOUTH CAROLINA IN 2014 BASED ON THE ASHI
HOME INSPECTION
Standard of Practice for Home Inspections in South Carolina. South Carolina has adopted
ASHI STANDARD OF PRACTICE FOR HOME INSPECTIONS
1. INTRODUCTION
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 AND SCOPE
2.1 The purpose of this document is to establish a minimum standard (Standard) for home inspections performed by home inspectors who subscribe to this Standard. Home inspections performed using this Standard are intended to provide the client with information about the condition of inspected systems and components at the time of the home inspection.
2.2 The inspector shall:
A. inspect readily accessible, visually observable, installed systems and components listed in this Standard.
B. provide the client with a written report, using a format and medium selected by the inspector, that states:
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.B.1, or
items needing further evaluation (Per Exclusion 13.2.A.5 the inspector is 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.B.1, that are not self-evident,
4. those systems and components designated for inspection in this Standard that were present at the
time of the home inspection but were not inspected and the reason(s) they were not inspected.
C. adhere to the ASHI® Code of Ethics for the Home Inspection Profession.
2.3 This Standard is not intended to limit the inspector from:
A. including other services or systems and components in addition to those required in Section 2.2.A.
B. designing or specifying repairs, provided the inspector is appropriately qualified and willing to do so.
C. excluding systems and components from the inspection if requested or agreed to by the client.
3. STRUCTURAL COMPONENTS
3.1 The inspector shall:
A. inspect structural components including the foundation and framing.
B. describe:
1. the methods used to inspect under-floor crawlspaces and 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:
A. provide engineering or architectural services or analysis.
B. offer an opinion about the adequacy of structural systems and components.
C. enter under-floor crawlspace areas that have less than 24 inches of vertical clearance between components and the ground or that have an access opening smaller than 16 inches by 24 inches.
D. traverse attic load-bearing components that are concealed by insulation or by other materials.
4. EXTERIOR
C. enter under-floor crawlspace areas that have less than 24 inches of vertical clearance between components and the ground or that have an access opening smaller than 16 inches by 24 inches.
A. inspect:
1. wall coverings, flashing, and trim.
2. exterior doors.
3. attached and adjacent decks, balconies, stoops, steps, porches, and their associated railings.
4. eaves, soffits, and fascia where accessible from the ground level.
5. vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building.
6. adjacent and entryway walkways, patios, and driveways.
A. inspect readily accessible, visually observable, installed systems and components listed in his Standard.
3. attached and adjacent decks, balconies, stoops,steps, porches, and their associated railings. the building.
B. describe: Wall Coverings
4.2 The inspector is NOT required to inspect:
A. screening, shutters, awnings, and similar seasonal
accessories.
B. fences, boundary walls, and similar structures.
C. geological and soil conditions.
D. recreational facilities.
E. outbuildings other than garages and carports.
F. seawalls, break-walls, and docks.
G. erosion control and earth stabilization measures
5. ROOFING
5.1 The inspector shall:
A. inspect:
1. roofing materials.
2. roof drainage systems.
3. flashing.
4. skylights, chimneys, and roof penetrations.
B. describe:
1. roofing materials.
2. methods used to inspect the roofing.
5.2 The inspector is NOT required to inspect:
A. antennas.
B. interiors of vent systems, flues, and chimneys that are
not readily accessible.
C. other installed accessories.
6. PLUMBING
6.1 The inspector shall:
A. inspect:
1. interior water supply and distribution systems
including fixtures and faucets.
2. interior drain, waste, and vent systems including
fixtures.
3. water heating equipment and hot water supply
systems.
4. vent systems, flues, and chimneys.
5. fuel storage and fuel distribution systems.
6. sewage ejectors, sump pumps, and related piping
B. describe:
1. interior water supply, drain, waste, and vent piping
materials.
2. water heating equipment including energy source(s).
3. location of main water and fuel shut-off valves.
6.2 The inspector is NOT required to:
A. inspect:
1. clothes washing machine connections.
2. i nteriors of vent systems, flues, and chimneys that
are not readily accessible.
3. wells, well pumps, and water storage related
equipment.
4. water conditioning systems.
5. solar, geothermal, and other renewable energy water
heating systems.
6. manual and automatic fire extinguishing and sprinkler
systems and landscape irrigation systems.
7. septic and other sewage disposal systems.
B. determine:
1. whether water supply and sewage disposal are
public or private.
2. water quality.
3. the adequacy of combustion air components.
C. measure water supply flow and pressure, and well
water quantity.
D. fill shower pans and fixtures to test for leaks
7. ELECTRICAL
7.1 The inspector shall:
A. 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 subpanels.
6. conductors.
7. overcurrent protection devices.
8. a representative number of installed lighting fixtures,
switches, and receptacles.
9. ground fault circuit interrupters and arc fault circuit
interrupters.
B. describe:
1. amperage rating of the service.
2. location of main disconnect(s) and subpanels.
3. presence or absence of smoke alarms and carbon
monoxide alarms.
4. the predominant branch circuit wiring method
7.2 The inspector is NOT required to:
A. inspect:
1. remote control devices.
2. or test smoke and carbon monoxide alarms, security
systems, and other signaling and warning devices.
3. low voltage wiring systems and components.
4. ancillary wiring systems and components not a part of
the primary electrical power distribution system.
5. solar, geothermal, wind, and other renewable energy
systems.
B. measure amperage, voltage, and impedance.
C. determine the age and type of smoke alarms and carbon
monoxide alarms.
8. HEATING
8.1 The inspector shall:
A. open readily openable access panels.
B. inspect:
1. installed heating equipment.
2. vent systems, flues, and chimneys.
3. distribution systems.
C. describe:
1. energy source(s).
2. heating systems.
8.2 The inspector is NOT required to:
A. inspect:
1. interiors of vent systems, flues, and chimneys that are
not readily accessible.
2. heat exchangers.
3. humidifiers and dehumidifiers.
4. electric air cleaning and sanitizing devices.
5. heating systems using ground-source, water-source,
solar, and renewable energy technologies.
6. heat-recovery and similar whole-house mechanical
ventilation systems.
B. determine:
1. heat supply adequacy and distribution balance.
2. the adequacy of combustion air components.
9. AIR CONDITIONING
9.1 The inspector shall:
A. open readily openable access panels.
B. inspect:
1. central and permanently installed cooling equipment.
2. distribution systems.
C. describe:
1. energy source(s).
2. cooling systems.
9.2 The inspector is NOT required to:
A. inspect electric air cleaning and sanitizing devices.
B. determine cooling supply adequacy and distribution
balance.
C. inspect cooling units that are not permanently installed
or that are installed in windows.
D. inspect cooling systems using ground-source, water-
source, solar, and renewable energy technologies.
10. INTERIORS
10.1 The inspector shall inspect:
A. walls, ceilings, and floors.
B. steps, stairways, and railings.
C. countertops and a representative number of installed
cabinets.
D. a representative number of doors and windows.
E. garage vehicle doors and garage vehicle
door operators.
F. installed ovens, ranges, surface cooking appliances,
microwave ovens, dishwashing machines, and food
waste grinders by using normal operating controls to
activate the primary function.
10.2 The inspector is NOT required to inspect:
A. paint, wallpaper, and other finish treatments.
B. floor coverings.
C. window treatments.
D. coatings on and the hermetic seals between panes of
window glass.
B. describe:
1. amperage rating of the service.
2. location of main disconnect(s) and subpanels.
3. presence or absence of smoke alarms and carbon
monoxide alarms.
4. the predominant branch circuit wiring method.
11. INSULATION AND VENTILATION
11.1 The inspector shall:
A. inspect:
1. insulation and vapor retarders in unfinished spaces.
2. ventilation of attics and foundation areas.
3. kitchen, bathroom, laundry, and similar
exhaust systems.
4. clothes dryer exhaust systems.
B. 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.
12. FIREPLACES AND FUEL-BURNING APPLIANCES
12.1 The inspector shall:
A. inspect:
1. fuel-burning fireplaces, stoves, and fireplace inserts.
2. fuel-burning accessories installed in fireplaces.
3. chimneys and vent systems.
B. describe systems and components listed in 12.1.A.1
and .2.
12.2 The inspector is NOT required to:
A. inspect:
1. interiors of vent systems, flues, and chimneys that
are not readily accessible.
2. fire screens and doors.
3. seals and gaskets.
4. automatic fuel feed devices.
5.
ASHI Standard of Practice for Home Inspections Effective March 1, 2014 © Copyright 2014 American Society of Home Inspectors, Inc.® All rights reserved.
This supersedes all previous ASHI Standard of Practice for Home Inspections versions.
The Standard of Practice for Home Inspections and Code of Ethics of the American Society of Home Inspectors
D. The inspector is NOT required to enter:
1. areas that will, in the professional judgment of the
inspector, likely be dangerous to the inspector or to
other persons, or to damage the property or its
systems and components.
2. under-floor crawlspaces and attics that are not
readily accessible.
E. The inspector is NOT required to inspect:
1. underground items including, but not limited to,
underground storage tanks and 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 and common areas in multiunit
housing, such as condominium properties and
cooperative housing.
7. every occurrence of multiple similar components.
8. outdoor cooking appliances.
F. The inspector is NOT required to:
1. perform procedures or operations that will, in the
professional judgment of the inspector, likely be
dangerous to the inspector or to other persons, or to
damage the property or its systems or components.
2. describe or report on systems and components that
are not included in this Standard and that were not
inspected.
3. move personal property, furniture, equipment, plants,
soil, snow, ice, and debris.
4. dismantle systems and components, except as
explicitly required by this Standard.
5. reset, reprogram, or otherwise adjust devices,
systems, and components affected by inspection
required by this Standard.
6. ignite or extinguish fires, pilot lights, burners, and
other open flames that require manual ignition.
7. probe surfaces that would be damaged or where no
deterioration is visible or presumed to exist.
8. compliance of systems and components with past and
present requirements and guidelines (codes, regulations,
laws, ordinances, specifications, installation and
maintenance instructions, use and care guides, etc.).
9. the market value of the property and its marketability.
10. the advisability of purchasing the property.
11. the presence of plants, animals, and other life forms
and substances that may be hazardous or harmful to
humans including, but not limited to, wood destroying
organisms, molds and mold-like substances.
12. the presence of environmental hazards including, but
not limited to, allergens, toxins, carcinogens, electromagnetic
radiation, noise, radioactive substances, and
contaminants in building materials,
soil, water, and air.
13. the effectiveness of systems installed and methods
used to control or remove suspected hazardous plants,
animals, and environmental hazards.
14. operating costs of systems and components.
15. acoustical properties of systems and components.
16. soil conditions relating to geotechnical or hydrologic
specialties.
17. whether items, materials, conditions and
components are subject to recall, controversy,
litigation, product liability, and other adverse
claims and conditions.
B. The inspector is NOT required to offer:
1. or to perform acts or services contrary to law or to
government regulations.
2. or to perform architectural, engineering, contracting,
or surveying services or to confirm or to evaluate such
services performed by others.
3. or to perform trades or professional services other than
home inspection.
4. warranties or guarantees.
C. The inspector is NOT required to operate:
1. systems and components that are shut down or
otherwise inoperable.
2. systems and components that do not respond to normal
operating controls.
3. shut-off valves and manual stop valves.
4. automatic safety controls.
6.
Representative Number One component per room for multiple
similar interior components such as windows and electric
receptacles; one component on each side of the building for
multiple similar exterior components
Roof Drainage Systems Components used to carry water off a
roof and away from a building
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)
System A combination of interacting or interdependent
components, assembled to carry out one or more functions
Technically Exhaustive An investigation that involves dismantling,
the extensive use of advanced techniques, measurements,
instruments, testing, calculations, or other means
Under-floor Crawlspace The area within the confines of the
foundation and between the ground and the underside of the
floor
Unsafe A condition in a readily accessible, installed system or
component that is judged by the inspector to be a significant risk
of serious bodily injury during normal, day-to-day use; the risk
may be due to damage, deterioration, improper installation, or a
change in accepted residential construction practices
Wall Covering A protective or insulating layer fixed to the
outside of a building such as: aluminum, brick, EIFS, stone,
stucco, vinyl, and wood
Wiring Method Identification of electrical conductors or wires
by their general type, such as non-metallic sheathed cable,
armored cable, and knob and tube, etc.
13. GENERAL LIMITATIONS AND EXCLUSIONS
13.1 General limitations
A. The inspector is NOT required to perform actions, or to
make determinations, or to make recommendations not
specifically stated in this Standard.
B. Inspections performed using this Standard:
1. are not technically exhaustive.
2. are not required to identify and to report:
a. concealed conditions, latent defects, consequential
damages, and
b. cosmetic imperfections that do not significantly
affect a component’s performance of its intended
function.
C. This Standard applies to buildings with four or fewer
dwelling units and their attached and detached garages
and carports.
D. This Standard shall not limit or prevent the inspector
from meeting state statutes which license professional
home inspection and home inspectors.
E. Redundancy in the description of the requirements, limitations,
and exclusions regarding the scope of the home
inspection is provided for emphasis only.
13.2 General exclusions
A. The inspector is NOT required to determine:
1. the condition of systems and components that
are not readily accessible.
2. the remaining life expectancy of systems and
components.
3. the strength, adequacy, effectiveness, and efficiency
of systems and components.
4. the causes of conditions and deficiencies.
5. methods, materials, and costs of corrections.
6. future conditions including but not limited to failure of
systems and components.
7. the suitability of the property for specialized uses.
E. central vacuum systems.
F. recreational facilities.
G. installed and free-standing kitchen and laundry
appliances not listed in Section 10.1.F.
H. appliance thermostats including their calibration,
adequacy of heating elements, self cleaning oven
cycles, indicator lights, door seals, timers, clocks,
timed features, and other specialized features of the
appliance.
I. operate, or confirm the operation of every control and
feature of an inspected appliance.
14. GLOSSARY OF ITALICIZED TERMS
Automatic Safety Controls Devices designed and installed to
protect systems and components from unsafe conditions
Component A part of a system
Decorative Ornamental; not required for the proper operation of
the essential systems and components of a home
Describe To identify (in writing) a system and component by its
type or other distinguishing characteristics
Dismantle To take apart or remove components, devices, or
pieces of equipment that would not be taken apart or removed by
a homeowner in the course of normal maintenance
Engineering The application of scientific knowledge for the
design, control, or use of building structures, equipment, or
apparatus
Further Evaluation Examination and analysis by a qualified
professional, tradesman, or service technician beyond that
provided by a home inspection
Home Inspection The process by which an inspector visually
examines the readily accessible systems and components of a
home and describes those systems and components using this
Standard
Inspect The process of examining readily accessible systems
and components by (1) applying this Standard, and (2) operating
normal operating controls, and (3) opening readily openable
access panels
Inspector A person hired to examine systems and components
of a building using this Standard
Installed Attached such that removal requires tools
Normal Operating Controls Devices such as thermostats,
switches, and valves intended to be operated by the homeowner
Readily Accessible Available for visual inspection without
requiring moving of personal property, dismantling, destructive
measures, or actions that will likely involve risk to persons or
property
Readily Openable Access Panel A panel provided for homeowner
inspection and maintenance that is readily accessible, within
normal reach, can be opened by one person, and is not sealed in
place
Recreational Facilities Spas, saunas, steam baths, swimming
pools, exercise, entertainment, athletic, playground and other
similar equipment, and associated accessories
7.
8.
integrity, honesty, and objectivity are fundamental principles embodied by this Code, which sets forth
obligations of ethical conduct for the home inspection profession. The Membership of ASHI has
adopted this Code to provide high ethical standards to safeguard the public and the profession.
Inspectors shall comply with this Code, shall avoid association with any enterprise whose practices
violate this Code, and shall strive to uphold, maintain, and improve the integrity, reputation, and
practice of the home inspection profession.
1. Inspectors shall avoid conflicts of interest or activities that compromise, or appear to compromise, professional independence, objectivity,
or inspection integrity.
A. Inspectors shall not inspect properties for compensation in which they have, or expect to have, a financial interest.
B. Inspectors shall not inspect properties under contingent arrangements whereby any compensation or future referrals are dependent
on reported findings or on the sale of a property.
C. Inspectors shall not directly or indirectly compensate realty agents, or other parties having a financial interest in closing or
settlement of real estate transactions, for the referral of inspections or for inclusion on a list of recommended inspectors, preferred
providers, or similar arrangements.
D. Inspectors shall not receive compensation for an inspection from more than one party unless agreed to by the client(s).
E. Inspectors shall not accept compensation, directly or indirectly, for recommending contractors, services, or products to inspection
clients or other parties having an interest in inspected properties.
F. Inspectors shall not repair, replace, or upgrade, for compensation, systems or components covered by ASHI Standards of Practice,
for one year after the inspection.
2. Inspectors shall act in good faith toward each client and other interested parties.
A. Inspectors shall perform services and express opinions based on genuine conviction and only within their areas of education,
training, or experience.
B. Inspectors shall be objective in their reporting and not knowingly understate or overstate the significance of reported conditions.
C. Inspectors shall not disclose inspection results or client information without client approval. Inspectors, at their discretion, may
disclose observed immediate safety hazards to occupants exposed to such hazards, when feasible.
3. Inspectors shall avoid activities that may harm the public, discredit themselves, or reduce public confidence in the profession.
A. Advertising, marketing, and promotion of inspectors’ services or qualifications shall not be fraudulent, false, deceptive,
or misleading.
B. Inspectors shall report substantive and willful violations of this Code to the Society.
ASHI® CODE OF ETHICS
For the Home Inspection Profession
I
Sample Home Inspection Report
SOUTH CAROLINA HOME INSPECTION SERVICE
EMAIL: Weinspectsc@gmail.com 803-317-3411 www.SCHIS.net
Inspectors Name: Merritt Whittier License number: RBI. 858
Home Inspection Report
Client: Property Address:
Date of Inspection:
Client Is Present:
Here are the conclusions of my inspection. I strive to add significantly to your knowledge of the building within the scope of the inspection. I will not tell you everything about the property,but my report will put you in a much better position to make your decision. Any section that do have findings listed in it, it is recommended that the licensed contractor/ specialist for that section be contacted for further evaluation not only of the listed or mentioned items on this report but the entire system may need evaluation since issues related to the finding may be present or manifested upon that further evaluation. The Main Report & Summary Report included at the end of the main report will contain items or discoveries indicating that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation.
1.GROUNDS
This inspection is not intended to address any geological conditions or site stability. For information considering these conditions, a geologist or soils engineer should be consulted. This inspection is visible in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping,water wells,zoning ordinance, environmental hazards or septic systems. Standing water in yard at time of inspection: No
Trees and Shrubbery need to be cut away from home: No
Comments:
2.Roofing, Guttering and Other Components
Roofing starts aging the day it is installed. Homeowners should inspect the attic and roofing in the spring months. It is best to do this during heavy rain looking for evidence of water infiltration, especially wherever something protrudes through the roof. The foregoing is an opinion of the general quality and condition of the roofing materials. I cannot and do not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely watertight is to observe it during a prolonged rainfall.
Roof Style: Gable & Valley Roof Coverings (materials): Type: Architectural shingles Covering: (Observed condition) Inspected Visible flashing condition: Inspected
All visible flashings appear to be in serviceable condition. Most flashings are not visible.
Skylights: N/A
Roof Penetrations: (plumbing stacks,gas vents,etc) Observed condition:
Type of vents present: Ridge,Gable and Soffit Fireplace
Chimneys: Observed condition: Inspected Gutters and Downspouts: Observed condition: Inspected LIMITATIONS: The Inspector is not required to: Perform tasks that place his or her person in danger. 1. Inspect or report on accessory items not listed above, ( antennas, solar panels, etc) 2. Estimate the remaining life of roof coverings, flashing, caulking materials, or other components. 3. Handler or disturb materials suspected of containing hazardous materials. 4. Describe or report how the roof was inspected. 5. Describe and report areas that could not be inspected.
Comments:
3.HOME EXTERIOR
Areas hidden from view cannot be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If cracks are present I recommend further evaluation be made by a qualified structural engineer. All trees and bushes should be four feet from the foundation wall. It is also recommended that hand rails be added to any steps 3 steps high or higher (or at step with steep riser) for safety reasons. Observed Condition was inspected for or on the following ( If Present): SIDING/WALL COVERING/TRIM/FASCIA/SOFFIT/PAINT/CAULKING/ WINDOWS/DOORS/STORM DOORS/ WINDOW SCREENS/ PORCHES/DECKS/PATIOS/BALCONIES
Comments:
4.Garage / Carport
Type: Attached garage
Doors & Openers were operated and found to be: Functional
LIMITATIONS: The Inspector is not required to: Operate door openers that have been disconnected from power source. Operate doors if animals are loose in the garage.
Comments:
5.ELECTRICAL
Visual observation is made of READILY ACCESSIBLE areas . No disassembly of equipment or activating of equipment that has been 'shut down' should be performed. Concealed, camouflaged or inaccessible conditions may not be exposed. Areas that have covers ( light,switches, outlets, panel box, junction box,etc) will have to be already open/exposed to be able to visually report on conductor type and condition. A representative number of accessible light switches,wall receptacles and light fixture/ceiling fans were tested
OVER CURRENT PROTECTION: Type: Circuit breakers Condition of visible areas: Inspected
CONDUCTORS, MAIN AND BRANCH CIRCUITS: Location of the main service panel: Garage Condition of visible areas: Inspected
INCOMING SERVICE: Type: Underground
Location: Exterior Back GROUNDING CABLE: Observed Condition: Inspected
FIXTURES AND OUTLETS: Tested by: Physical operation & Circuit tester
GROUND FAULT CIRCUIT INTERRUPTER (GFCI) Present Location: Kitchen, Bathrooms, Exterior,Garage Operational: Yes
SMOKE DETECTORS:
Smoke detectors should be installed and tested according to the manufacturer’s recommendations. Carbon monoxide detectors are also recommended in houses with any source of carbon monoxide such as gas or oil fired heat or a fireplace.
Were all areas listed above readily accessible for visual inspection:
LIMITATIONS: Inspector is not required to: 1) Insert any tool, probe or testing device into the main or sub-panels.
2) Activate electrical system or branch circuits that are not energized.
3) Operate overload protection devices except GFCI breakers.
4) Test GFCI breakers that are not connected to a wall outlet.
5) Move objects to gain access to electrical outlets or panels.
6) Inspect equipment that is not readily accessible, nor dismantle equipment or component.
7) Test all switches, receptacles, or fixtures, not to remove switch or receptacle.
8) Operate a smoke detector by any means other than supplied by the manufacturer.
Comments:
6. BASEMENT, CRAWL SPACE, SLAB
All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. I recommend that inquiring be made with the seller about knowledge of any prior foundation or structural repairs. The inspection is limited to the accessible space available to the home inspector. The inspection does not require the removal of insulation in the floor joist areas. Any areas that could be concealed or camouflaged from insulation will not be covered during the inspection.
Access door location: Exterior back
Entered and inspected by physical crawling and visual observation
Adequacy of under-floor ventilation: Inspected Insulation present under floor: Yes Vapor barrier present: Yes Moisture readings: Under 14% On a Wood Infestation Report excessive moisture begins at 20% and active decay begins at 28%. Decay fungi require a reasonably high moisture content of 25% and above for growth. FRAMING/FOUNDATION WALLS: Observed Condition of visible materials: Inspected Were all areas visible:
SUMP AND PUMP:
SLAB: Visible Condition: Inspected
LIMITATIONS: The Inspector is not required to:
1) Enter crawl space with headroom less than 18 inches or where adverse conditions exist.
2) Move stored items or debris.
3) Enter areas that may contain hazardous materials.
4) Determine the extent of damage caused by insects or water.
5) Operate sump pumps. Comments:
7. PLUMBING
Shower pans are visually checked for leakage if possible, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tub/shower surroundings are totally watertight is beyond the scope of this inspection. It is very important to maintain all grouting and caulking in the bath areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will be required in the future.
VISIBLE WATER & WASTE PIPING: Plastic
WATER SUPPLY: Public
WASTE DISPOSAL SYSTEM: Public
MAIN WATER SHUT OFF: Front Yard
WATER HEATER: Tankless Pressure relief valve is present: Yes
Functional flow of faucet & drainage: Inspected
WATER PRESSURE:
SHOWERS, BATHTUBS, TOILETS AND ALL FIXTURES: Observed Condition: Operational WASHER& DRYER: Washers/Dryers are not part of the home inspection and not inspected.
LIMITATIONS
The Inspector is not required to:
1) Operate systems that have been "shut down" or winterized.
2) Operate pressure relief valves where the Inspector feels operation may result in leaking. Comments:
8. HEATING & COOLING
The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. The inspector does not test safety devices or perform pressure test on coolant systems; therefore no representation is made regarding coolant charge or line integrity. This is beyond the scope of this inspection. Normal service and maintenance is recommended on a yearly basis. Cooling systems are not tested unless the outside temp is above 64 degrees for the past 24 hours. Heating systems are not tested unless outside temp is below 80 degrees. A more concise evaluation will be done by whoever does the heating and air letter.
Thermostat operated and observed condition of the unit was: Satisfactory
DISTRIBUTION: Ductwork
VENTS: Present
FILTERS: Present
LIMITATIONS:
The Inspector is not required to: 1) Activate systems that have been "shut down" or otherwise deactivated. 2) Operate cooling equipment when the ambient temperature has been less than 65 degrees Fahrenheit within the previous 24 hours. 3) Report on the efficiency of the equipment.
4) Operate equipment when the exterior temperature is 85 degrees Fahrenheit or above.
5) Activate equipment that has been "shut down" or will not respond to thermostat controls. 6) Disassemble equipment by any means other than panels provided by the manufacturer for inspections and/or service.
7) Report on the efficiency of the system or distribution.
Comments:
9. ATTIC
Accessible/Entered: Yes
INSULATION TYPE: Loose fill
Approximate density of thickness of the insulation: R-30
VENTILATOR FAN:
WHOLE HOUSE FAN:
FRAMING: Inspected
EVIDENCE OF ACTIVE LEAKS: No
EVIDENCE OF PREVIOUS LEAKS: Yes
LIMITATIONS:
The Inspector is not required to:
1) Enter attic spaces where the headroom is less than 3-feet.
2) Enter attic spaces where hazardous conditions exist.
3) Evaluate ventilation adequacy by any means other than visually.
4) Evaluate the efficiency of insulation other than by accepted thickness.
Comments:
10.GENERAL INTERIOR
The condition of walls coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. The condition of floors underlying floor coverings is not inspected. As a general rule, cosmetic deficiencies are considered normal wear and not reported. A representative number of windows were operated and at least one in all sleeping areas I recommend installing door stops behind all interior doors to prevent cosmetic damage. During a visual inspection it is not always possible to determine the presence of or damage to a flue liner either because of excess creosote build up, limited visibility in firebox, or lack of access from the roof. It is important that a fireplace be cleaned on a routine basis. I recommend that you always have a professional chimney sweep evaluate the fireplace and chimney before using. Observed Condition was inspected for or on the following ( If Present): WALLS/FLOORS/ CEILINGS/STAIRS/DOORS/ WINDOWS/FIREPLACES LIMITATION:
The Inspector is not required to:
1) Move furniture or owner's possessions.
2) Light a fire in the fireplace.
Comments:
11.KITCHEN AND APPLIANCES
CABINETS: Observed Condition: Satisfactory
STOVE /RANGE and OVEN: Observed Condition: Functioning
TRASH DISPOSAL: Observed Condition: Functioning
FAN/VENT HOOD OR MICROWAVE: Observed Condition: Functioning
DISHWASHER: ObservedCondition: Functioning
Refrigerators/Freezers are not part of the home inspection and not inspected.
LIMITATIONS:
The Inspector is not required to:
1) Calibrate temperatures or determine if the oven heated temperature corresponds to the control setting.
2) Determine the efficiency of any equipment.
3) Determine the remaining life of any equipment. Comments:
GENERAL CONDITIONS OF RESIDENCE :