Why CREIA & ASHI Are Important

We are a proud member of CREIA and ASHI.

certified-inspector-logo.gifThe California Real Estate Inspection Association (CREIA) is a voluntary, nonprofit public-benefit organization of real estate inspectors. Founded in 1976, CREIA provides education, training and support services to its members and the real estate community. CREIA’s Code of Ethics and Standards of Practice are recognized by the California Business and Professions Codes and are considered the standard of care by the real estate industry and legal profession in the state. Its Code of Ethics mandates professionalism, integrity, dedication and good faith to the client.

CREIA Inspector Members have successfully passed the proctored comprehensive written California Home Inspector Exam on the myriad systems and components in the construction and maintenance of residential dwellings.

CREIA’s educational mission is to expand the technical knowledge of its members through continuing education. Certified CREIA Inspector members must complete a minimum 30 hours of continuing education annually. Educational credits are obtained through monthly chapter educational meetings, chapter toolbox seminars, CREIA Advanced Mentoring Program (CAMP), state conferences, and other CREIA approved sources. CREIA membership activities and programs encourage the sharing of experience and knowledge resulting in the betterment of the real estate profession and the consumer public, which it serves.

To view the complete CREIA Standards and Practices, please scroll down, or click on the link below:

Standards of practice https://www.creia.org/lawsstandards/index.htm



 The American Society of Home Inspectors (ASHI) black_certifiedashilogowebsite.jpg

The American Society of Home Inspectors (ASHI), founded in 1976, is North America’s oldest and most respected professional society of home inspectors. ASHI’s goals have always been to build customer awareness of the importance of a quality home inspection and enhance the professionalism of home inspectors.
Whether you’re a homebuyer, seller or real estate professional, you’ll recognize the value in working with us as an ASHI-certified home inspector. ASHI home inspectors stand out as models of professionalism and superior customer service.

Trust Us When Buying a House—We Speak House
ASHI members know houses. We are trained to objectively communicate to you, the home inspection buyer, what the house has to say. We have demonstrated technical proficiency and report-writing skills, and committed to continuing education in order to achieve and maintain our member status.

Members are committed to conducting inspections in accordance with the ASHI Standards of Practice; committed to abiding by the ASHI Code of Ethics and are dedicated to providing superior customer service. As an ASHI member, we deliver more than a home inspection, we deliver “The ASHI Experience”.

Homebuyers are not the only people who hire ASHI Inspectors. Homesellers also use ASHI inspections to gain knowledge of the condition of their home before placing it on the market. Smart homesellers know that knowledge about their home’s condition makes the selling process more palatable.

Homebuyers, homesellers, homeowners, or anyone who wants to make an informed decision about a house based on objective information deserves a professional ASHI home inspection.

To learn more about ASHI, please click on this link:


To learn more about the Scope of our inspections, please see the CREIA Standards listed below


Residential Standards – Four or Fewer Units
Originally Adopted September 13, 1983
Revised November 1, 1996
Revised April 15, 1999
Revised July 12, 2003
Revised April 15, 2006 — Effective July 1, 2006
Note: Italicized words in this document are defined in the Glossary of Terms.

Table of Contents
I. Definitions and Scope
II. Standards of Practice

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

III. Limitations, Exceptions and Exclusions

IV. Glossary of Terms

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

A. A real estate inspection is a survey and basic operation of the systems and components of a building which can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action which may result in damage to the property or personal injury to the Inspector. The purpose of the inspection is to provide the Client with information regarding the general condition of the building(s). Cosmetic and aesthetic conditions shall not be considered.
B. A real estate inspection report provides written documentation of material defects discovered in the inspectedbuilding’ssystems and components which, in the opinion of the Inspector, are safety hazards, are not functioning properly, or appear to be at the ends of their service lives. The report may include the Inspector’s recommendations for correction or further evaluation.
C. Inspections performed in accordance with these Standards of Practice are not technically exhaustive and shall apply to the primary building and its associated primary parking structure.
II. Standards of Practice
A real estate inspection includes the readily accessible systems and components or a representative number of multiple similar components listed in Sections 1 through 9 subject to the limitations, exceptions, and exclusions in Part III.

1. Foundation, Basement, and Under-floor Areas

A. Items to be inspected:

Foundation system
Floor framing system
Under-floor ventilation
Foundation anchoring and cripple wall bracing
Wood separation from soil
B. The inspector is not required to:

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

A. Items to be inspected:

Surface grade directly adjacent to the buildings
Doors and windows
Attached decks, porches, patios, balconies, stairways, and their enclosures
Wall cladding and trim
Portions of walkways and driveways that are adjacent to the buildings
B. The inspector is not required to:

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

A. Items to be inspected:

B. The inspector is not required to:

Walk on the roof surface if in the opinion of the Inspector there is risk of damage or a hazard to the Inspector
Warrant or certify that roof systems, coverings, or components are free from leakage
4. Attic Areas and Roof Framing

A. Items to be inspected:

B. The inspector is not required to:

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

A. Items to be inspected:

Water supply piping
Drain, waste, and vent piping
Faucets and fixtures
Fuel gas piping
Water heaters
Functional flow and functional drainage
B. The inspector is not required to:

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

A. Items to be inspected:

Service equipment
Electrical panels
Circuit wiring
Switches, receptacles, outlets, and lighting fixtures
B. The inspector is not required to:

Operate circuit breakers or circuit interrupters
Remove cover plates
Inspect de-icing systems or components
Inspect private or emergency electrical supply systems or components
7. Heating and Cooling

A. Items to be inspected:

Heating equipment
Central cooling equipment
Energy source and connections
Combustion air and exhaust vent systems
Condensate drainage
Conditioned air distribution systems
B. The inspector is not required to:

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

A. Items to be inspected:

Chimney exterior
Spark arrestor
Hearth extension
B. The inspector is not required to:

Inspect chimney interiors
Inspect fireplace inserts, seals, or gaskets
Operate any fireplace or determine if a fireplace can be safely used
9. Building Interior

A. Items to be inspected:

Walls, ceilings, and floors
Doors and windows
Stairways, handrails, and guardrails
Permanently installed cabinets
Permanently installed cook-tops, mechanical range vents, ovens, dishwashers, and food waste disposers
Absence of smoke alarms
Vehicle doors and openers
B. The inspector is not required to:

Inspect window, door, or floor coverings
Determine whether a building is secure from unauthorized entry
Operate or test smoke alarms or vehicle door safety devices
Use a ladder to inspect systems or components
III. Limitations, Exceptions and Exclusions
A. The following are excluded from a real estate inspection:

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

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

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

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