Home Inspection Standards of Practice
Standards of practice followed by Top Inspectors is provided by the American Society of Home Inspectors.
What Is A Home Inspection?
Making your new home safe for you and your family is our top priority!
We strive to provide world class home inspection services for houses
of all shapes and sizes. Our inspectors are Certified and Licensed Home
Inspectors that are trained to inspect every visible and accessible area
of your house to ensure that it is safe for you to move in.
Our inspectors are equipped with the latest tools and technologies in
the home inspection industry, and they are trained to use these tools
to make sure your home is thoroughly inspected.
Top Inspectors Home Inspection is a non-invasive, visual inspection of a structure. Our inspections are performed by a licensed, certified professional, who are highly trained to look for defects or issues with the structure and its components, then the inspector will provide you with a digital photo report for your review. Don’t worry about remembering anything, it will all be in the report! Our standard inspection covers over 1,800 items, included in the categories below
Roof & Attic
The roof and attic is a very important part of your home. Especially since most homeowners never climb on their own roof or get inside unfinished attics. Our professional inspectors are trained to look for anything on the roof that could be a hazard or headache. They also will keep a close eye in the attic for any signs of structural problems! Below are the standards that we hold our inspectors to for every single inspection!
The inspector shall:
Inspect:
Roofing materials
Roof drainage systems
Flashing
Skylights
Chimneys
Roof penetrations
Describe:
Roofing materials
Methods used to inspect the roofing
The inspector shall:
Inspect:
Structural components
Foundation
Framing
Ceiling structure
Roof structure
Insulation and vapor retarders in unfinished spaces
Ventilation of attics
Describe:
Methods used to inspect attics
Insulation and vapor retarders in unfinished spaces
Absence of insulation in unfinished spaces at conditioned surfaces
The inspector is NOT required to inspect or provide:
Antennas
Interiors of vent systems, flues, and chimneys that are not readily accessible
Other installed accessories
Provide engineering or architectural services or analysis
Offer an opinion about the adequacy of structural systems and components
Traverse attic load-bearing components that are concealed by insulation or by other materials
The inspector is NOT required to disturb insulation
Inspect if roof slope is excessive to safely walk on
If there is no safe access to the roof
If climatic conditions render the roof unsafe to walk on
If condition of the roofing material or roof decking renders the roof unsafe to walk on
If walking on the roof may cause damage to the roof covering materials; and
If walking will place any liability or danger to the homeowner or other representatives involved in the home inspection process
Exterior
The exterior of the home is a very important part of the inspection. Your inspector will inspect adjacent driveways, walkways and patios, as well as any vegetation that could have adverse effects on the home. The building “cladding” or “envelope” is very important to keep moisture out and maintain proper climate control inside. Your inspector will be looking for any signs of damage or potential entry points for moisture and air. Below are the standards that we hold our inspectors to for every single inspection!
The inspector shall:
Inspect:
Wall coverings
Flashing
Trim
Attached and adjacent decks, balconies, stoops, steps, porches, and their associated railings
Eaves, soffits, and fascias where accessible from the ground level
Vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building
Adjacent and entryway walkways, patios, and driveways
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
Describe:
Wall coverings
The inspector is NOT required to inspect:
Screening, shutters, awnings, and similar seasonal accessories
Fences, boundary walls, and similar structures
Geological and soil conditions
Recreational facilities
Outbuildings other than garages and carports
Seawalls, break-walls, and docks
Erosion control and earth stabilization measures
Interior
The interior of the home is what most people think of when they talk about their home. This is where most of your time will be spent in your new home. But, did you know that our inspectors are trained to find defects and safety hazards in your normal living areas that you never knew were there? Below are the standards that we hold our inspectors to for every single inspection!
The inspector shall:
Inspect:
Walls, ceilings, and floors
The wall structure
Steps, stairways, and railings
Countertops and a representative number of installed cabinets
Installed ovens, ranges, surface cooking appliances, microwave ovens, dish washing machines, and food waste grinders by using normal operating controls to activate the primary function
The inspector is NOT required to inspect:
Paint, wallpaper, and other finish treatments
Floor coverings
Central vacuum systems
Recreational facilities
Installed and free-standing kitchen and laundry appliances not listed above
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
Operate, or confirm the operation of every control and feature of an inspected appliance
Windows & Doors
Windows and doors usually seem pretty straight forward to most people. But, did you know there are a large number of defects that can be present at the windows and doors that can be a nuisance, can cause poor weather protection or can even be safety hazards? Below are the standards that we hold our inspectors to for every single inspection!
The inspector shall:
Inspect:
Exterior doors
A representative number of doors and windows
Garage vehicle doors and garage vehicle door operators
The inspector is NOT required to inspect:
Window treatments
Coatings on and the hermetic seals between panes of window glass
HVAC
The abbreviation “HVAC” means “Heating, Ventilation and Air Conditioning”. These systems in your home are some of the most complex, most important and potentially most expensive to repair. Your inspector is trained to inspect these complex systems for you so that you can focus on the things that matter. Like your new home! Below are the standards that we hold our inspectors to for every single inspection!
Heating
The inspector shall:
Open readily openable access panels.
Inspect:
Installed heating equipment
Vent systems, flues, and chimneys
Distribution systems
Describe:
Energy source(s)
Heating systems
The inspector is NOT required to:
Inspect:
Interiors of vent systems, flues, and chimneys that are not readily accessible
Heat exchangers
Humidifiers and dehumidifiers
Electric air cleaning and sanitizing devices
Heating systems using ground-source, water-source, solar, and renewable energy technologies
Heat-recovery and similar whole-house mechanical ventilation systems
Determine:
Heat supply adequacy and distribution balance
The adequacy of combustion air components
Insulation & Ventilation
The inspector shall:
Inspect:
Insulation and vapor retarders in unfinished spaces
Ventilation of attics and foundation areas
Kitchen, bathroom, laundry, and similar exhaust systems
Clothes dryer exhaust systems
Describe:
Insulation and vapor retarders in unfinished spaces
Absence of insulation in unfinished spaces at conditioned surfaces
The inspector is NOT required to:
Disturb insulation
Air Conditioning
The inspector shall:
Open readily openable access panels
Inspect:
Central and permanently installed cooling equipment
Distribution systems
The presence of condensate over flow warning/shutoff devices
Describe:
Energy source(s)
Cooling systems
The inspector is NOT required to:
Inspect electric air cleaning and sanitizing devices
Determine cooling supply adequacy and distribution balance
Inspect cooling units that are not permanently installed or that are installed in windows
Inspect cooling systems using ground-source, water-source, solar, and renewable energy technologies
Operate heat pump systems when ambient temperatures pose the potential for damage to the air conditioning system
Operate the air conditioning system when ambient temperatures pose the potential for damage to the air conditioning system
Fireplace & Fuel Burning Appliances
Fireplace are becoming more and more popular in Florida all the time! It may not get cold often in Florida, but when it does, you want to have the peace of mind to sit cozy by your fireplace with no worries. If your home has a fireplace or fuel burning stove/appliance, don’t worry, we have you covered! Below are the standards that we hold our inspectors to for every single inspection!
The inspector shall:
Inspect:
Fuel-burning fireplaces, stoves, and fireplace inserts
Fuel-burning accessories installed in fireplaces
Chimneys and vent systems
The inspector is NOT required to inspect:
Interiors of vent systems, flues, and chimneys that are not readily accessible
Fire screens and doors
Seals and gaskets
Automatic fuel feed devices
Mantles and fireplace surrounds
Combustion air components and to determine their adequacy
Heat distribution assists (gravity fed and fan assisted)
Fuel-burning fireplaces and appliances located outside the inspected structures
Determine draft characteristics
Move fireplace inserts and stoves or firebox contents
Basement & Crawlspace
Does the home have an under floor crawlspace or a basement? Your inspector is ready and able to enter any accessible accesses under the home the make sure the home is thoroughly inspected. Even in places you would never want to go! Below are the standards that we hold our inspectors to for every single inspection!
The inspector shall:
Inspect structural components including the foundation and framing
Describe:
The methods used to inspect under-floor crawlspaces and attics
The foundation
The floor structure
The inspector is NOT required to:
Provide engineering or architectural services or analysis
Offer an opinion about the adequacy of structural systems and components
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
Electrical
Nothing is as dangerous in a home as an electrical defect. Your inspector is specially trained to find potentially dangerous situations in your home relating to the electrical system. Make sure your and your family is safe in your new home! Below are the standards that we hold our inspectors to for every single inspection!
The inspector shall:
Inspect:
Service drop
Service entrance conductors, cables, and raceways
Service equipment and main disconnects
Service grounding
Interior components of service panels and subpanels
Conductors
Overcurrent protection devices
A representative number of installed lighting fixtures, switches, and receptacles
Ground fault circuit interrupters and arc fault circuit interrupters
Describe:
Amperage rating of the service
Location of main disconnect(s) and subpanels
Presence or absence of smoke alarms and carbon monoxide alarms
The predominant branch circuit wiring method
The inspector is NOT required to inspect:
Remote control devices
Or test smoke and carbon monoxide alarms, security systems, and other signaling and warning devices
Low voltage wiring systems and components
Ancillary wiring systems and components not a part of the primary electrical power distribution system
Solar, geothermal, wind, and other renewable energy systems
Measure amperage, voltage, and impedance
Determine the age and type of smoke alarms and carbon monoxide alarms
Plumbing
The plumbing system runs throughout the whole home and is very important to everyday life. Most people don’t think about their plumbing until there is a problem. Your inspector will functionally check your plumbing system to make sure everything is working properly. There are also plumbing installation and material defects that most people don’t know about that could be a real headache down the road! Below are the standards that we hold our inspectors to for every single inspection!
The inspector shall:
Inspect:
Interior water supply and distribution systems including fixtures and faucets
Interior drain, waste, and vent systems including fixtures
Water heating equipment and hot water supply systems
Vent systems, flues, and chimneys
Fuel storage and fuel distribution systems
Sewage ejectors, sump pumps, and related piping
Describe:
Interior water supply, drain, waste, and vent piping materials
Water heating equipment including energy source(s)
Location of main water and fuel shut-off valves
The inspector is NOT required to:
Inspect:
Clothes washing machine connections
Interiors of vent systems, flues, and chimneys that are not readily accessible
Wells, well pumps, and water storage related equipment
Water conditioning systems
Solar, geothermal, and other renewable energy water heating systems
Manual and automatic fire extinguishing and sprinkler systems and landscape irrigation systems
Septic and other sewage disposal systems
Determine:
Whether water supply and sewage disposal are public or private
Water quality
The adequacy of combustion air components
Measure water supply flow and pressure, and well water quantity
Fill shower pans and fixtures to test for leaks
The Purpose & Scope of Our Inspections
The inspector shall:
Inspect readily accessible, visually observable, installed systems and components listed in this Standard
Provide the client with a written report, using a format and medium selected by the inspector, that states:
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
Recommendations to correct, or monitor for future correction, the deficiencies reported in, or items needing further evaluation
Reasoning or explanation as to the nature of the deficiencies reported that are not self-evident
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
This Standard is not intended to limit the inspector from:
Including other services or systems and components in addition to those required
Designing or specifying repairs, provided the inspector is appropriately qualified and willing to do so
Excluding systems and components from the inspection if requested or agreed to by the client
GENERAL LIMITATIONS AND EXCLUSIONS
General limitations:
The inspector is NOT required to perform actions, or to make determinations, or to make recommendations not specifically stated in this Standard.
Inspections performed using this Standard:
Are not technically exhaustive
Are not required to identify and to report:
Concealed conditions, latent defects, consequential damages
Cosmetic imperfections that do not significantly affect a component’s performance of its intended function
This Standard applies to buildings with four or fewer dwelling units and their attached and detached garages and carports
Redundancy in the description of the requirements, limitations, and exclusions regarding the scope of the home inspection is provided for emphasis only
General exclusions:
The inspector is NOT required to determine:
The condition of systems and components that are not readily accessible
The remaining life expectancy of systems and components
The strength, adequacy, effectiveness, and efficiency of systems and components
The causes of conditions and deficiencies
Methods, materials, and costs of corrections
Future conditions including but not limited to failure of systems and components
The suitability of the property for specialized uses
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.)
The market value of the property and its marketability
The advisability of purchasing the property
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
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
The effectiveness of systems installed and methods used to control or remove suspected hazardous plants, animals, and environmental hazards.
Operating costs of systems and components
Acoustical properties of systems and components
Soil conditions relating to geotechnical or hydrologic specialties
Whether items, materials, conditions and components are subject to recall, controversy, litigation, product liability, and other adverse claims and conditions
The inspector is NOT required to offer:
Or to perform acts or services contrary to law or to government regulations
Or to perform architectural, engineering, contracting, or surveying services or to confirm or to evaluate such services performed by others
Or to perform trades or professional services other than home inspection
Warranties or guarantees
The inspector is NOT required to operate:
Systems and components that are shut down or otherwise inoperable
Systems and components that do not respond to normal operating controls
Shut-off valves and manual stop valves
Automatic safety controls
The inspector is NOT required to enter:
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
Under-floor crawlspaces and attics that are not readily accessible
The inspector is NOT required to inspect:
Underground items including, but not limited to, underground storage tanks and other underground indications of their presence, whether abandoned or active
Items that are not installed
Installed decorative items
Detached structures other than garages and carports
Common elements and common areas in multi-unit housing, such as condominium properties and cooperative housing
Every occurrence of multiple similar components
Outdoor cooking appliances
The inspector is NOT required to:
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
Describe or report on systems and components that are not included in this Standard and that were not inspected
Move personal property, furniture, equipment, plants, soil, snow, ice, and debris
Dismantle systems and components, except as explicitly required by this Standard
Reset, reprogram, or otherwise adjust devices, systems, and components affected by inspection required by this Standard
Ignite or extinguish fires, pilot lights, burners, and other open flames that require manual ignition
Probe surfaces that would be damaged or where no deterioration is visible or presumed to exist
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