Introduction
Purchasing a home is an exciting time filled with house tours, mortgage paperwork, and decorating dreams. But before you get the keys, it’s crucial to learn as much as possible about the property through a professional home inspection.
Hiring the right home inspector for the job is key to getting an accurate, thorough evaluation. Asking the inspector detailed questions upfront ensures you choose someone qualified, experienced, and able to meet your inspection needs.
Here are ten key questions every buyer should ask potential home inspectors before making a hiring decision:
What are your credentials and licenses?
There are various certifications and training programs for home inspectors, so always verify their credentials. In most states, home inspectors must be licensed to operate a business. Look for:
State Licensing
Confirm the inspector carries an active license in your state. This involves passing exams on building codes, systems, and standards. Licensing proves competency.
NAHI Certification
Many inspectors earn certification through the National Association of Home Inspectors (NAHI). This involves accredited training, testing, continuing education requirements, and a code of ethics.
ASHI Membership
Membership in the American Society of Home Inspectors (ASHI) also indicates advanced training and adherence to high standards. ASHI members are well-respected.
Don’t hesitate to ask for license and certification numbers to verify through state boards or organizations. Proper credentials are essential.
How long have you been performing home inspections?
Look for an experienced home inspector with many years in the field:
5+ Years of Experience Preferred
Ideally, choose an inspector with at least five years of professional home inspection experience. New inspectors may miss things a veteran would catch. You want someone who has seen it all over many inspections.
Number of Inspections Conducted
Ask specifically how many paid inspections they’ve completed. A part-time inspector may only conduct 50 a year while a busy full-time inspector can perform 500+. Choose someone active and experienced.
Familiar with Local Homes
Find an inspector with extensive experience in your metro area and who is deeply familiar with local home styles, construction methods, and problem areas. Their expertise specific to your region is invaluable.
Don’t risk your inspection with someone inexperienced. Look for an inspector who has examined hundreds or thousands of homes similar to yours.
Are you specifically trained to inspect my type of home?
Specialized training related to your specific home style or age is a major bonus:
Old Home Expertise
If your home is 50+ years old, look for an inspector with old home training to spot antiquated systems and materials like cast iron plumbing, knob and tube wiring, asbestos, etc.
Custom Home Experience
For unique custom homes, choose an inspector experienced with distinctive architecture and complex systems. Their keen eye pays off.
Regional Home Training
Find an inspector well-versed in your area’s popular home styles such as mid-century ranches, colonial revivals, Spanish eclectic, etc. They’ll know these homes inside-out.
An inspector well-trained on your home’s specific style and era adds another layer of expertise to the inspection.
What inspection standards and methods do you follow?
There are well-established standards and methods inspectors should adhere to:
Use of Industry Standards
Ask if they follow recognized inspection standards like those published by the American Society of Jacksonville Home Inspectors. These professional standards guide the process.
State Law Compliance
Inspectors should confirm they comply with all relevant state laws pertaining to home inspections. These help define thoroughness and reporting requirements.
Methodology
Inquire about their precise methodology during inspections. It should be systematic (starting with roof and working down) and meet ASHI standards.
Technology Used
Advanced tools like thermal imaging, moisture meters, outlet testers, etc. should be used. Visually looking alone misses some issues.
Following rigorous industry standards means you get a more complete, consistent inspection.
What exactly is included in your inspections?
While standard inspections cover major systems, details can vary. Get specifics:
How many pages is the typical inspection report?
Do you inspect the roof structure itself? Gutters? Chimney exterior?
Do you run water and use appliances to test them?
Are garages, fences, and landscaping included?
Do you assess windows, doors, and interior finishes thoroughly?
How detailed are your electrical, plumbing, and HVAC analyses?
Do you offer sewer scope, pool, or other specialty inspections?
Avoid generalizations by getting an outline of everything they examine. Verify the key areas you want assessed are all included.
Do you provide sample inspection reports I can review?
Never hire an inspector without seeing samples of their past reports:
Review Report Format
formats range from simple checklists to robust multipage reports with photos and videos embedded. Make sure the style aligns with your needs and is readable for you.
Verify Level of Detail
Skim their sample reports to confirm the right amount of detail is included for each area and system without being overly technical. There should be thorough narratives explaining findings.
Check for Photos
Photos of issues found during the inspection should be included right in the reports as useful visual evidence. This brings problems to life clearly.
Read Sample Defect Notes
Spot check some sample defect descriptions in the reports to ensure the language is clear and adequate details are provided on the issues.
Inspecting sample reports gives you a feel for their work quality and thoroughness before hiring them.
Do you offer any warranties or guarantees with your inspections?
Many inspectors stand behind their service and reports:
Is there a warranty on the inspection itself in case problems are missed?
Do you offer free follow-up calls and questions after the inspection?
Will you redo the inspection at no cost if required by the buyer’s lender?
Is there an agreement to pay a portion of costs if you miss a major defect?
A reassuring guarantee indicates an inspector confident in their skills and thorough process. Warranties provide peace of mind.
What types of reports and digital access do you provide?
The delivery of the inspection report is also important to consider:
Do you discuss findings firsthand at the end of the inspection?
Will I receive a printed report and a digital PDF copy?
Is the report emailed securely with password protection?
Can I access the report on your company website for easy download?
Do you offer live video chat or recorded videos explaining the report?
Convenient report delivery and accessibility provides a better experience for customers.
What are your rates and payment policies?
Of course, cost is a factor when deciding. Get all pricing details:
Do you charge by the hour or a flat fee per inspection? What’s included?
Is your pricing competitive for the area and inspection scope?
Are specialty services like sewer scoping priced separately?
When is payment due - at time of booking or after inspection is complete?
Keep in mind the lowest rate may not mean the most thorough inspection. Balance cost with overall value.
What is your availability and inspection scheduling process?
Finally, assess logistics:
How far in advance do I need to book?
Do you offer evening and weekend appointment times?
How long will the on-site inspection take?
Do you confirm inspection times ahead of the appointment?
Can I contact you with follow-up questions after the report is sent?
Choose an inspector that offers scheduling flexibility and takes the time needed to be comprehensive.
Asking the right questions upfront makes it easy to choose a home inspector that best fits your needs and gives you maximum confidence. Don’t leave anything to chance or assumption when making this important hiring decision.
