Buying a home is a big investment, and it’s natural to want to make sure you’re getting a good deal.
You want to feel confident that the home you’re buying is in good condition and won’t require major repairs or renovations down the road.
That’s where a home inspector comes in.
A home inspector’s job is to thoroughly examine the property and provide you with a detailed report of any issues or potential problems.
But how do you know if your home inspector is doing a thorough job?
Asking the right questions can help you get the most out of your home inspection and make an informed decision about your purchase.
Questions to Ask a Home Inspector
Before we dive into the specific questions, it’s important to remember that a home inspection is your opportunity to learn as much as possible about the property you’re considering buying. Don’t be afraid to ask questions, even if they seem basic or obvious. A good home inspector will be happy to answer your questions and provide you with the information you need to make an informed decision.
1. Can you tell me about your experience and qualifications?
It’s important to work with a home inspector who has the knowledge, skills, and experience necessary to do a thorough job. Ask your inspector about their background, training, and certifications. You might say something like, “I noticed that you’re certified by the American Society of Home Inspectors. Can you tell me a little more about what that means and how long you’ve been inspecting homes?”
A qualified home inspector should have extensive training and experience in the field. They should be familiar with local building codes and standards, as well as common issues that can arise in homes in your area. If your inspector is relatively new to the field or doesn’t have much experience, it may be worth considering a different inspector.
On the other hand, if your inspector has been in the business for many years and has a strong track record of satisfied clients, that’s a good sign. They should be able to provide you with references or testimonials from past clients who were happy with their services.
Ultimately, you want to work with an inspector who is knowledgeable, thorough, and trustworthy. Asking about their experience and qualifications can help you gauge whether they meet those criteria.
2. What does your inspection cover?
Not all home inspections are created equal. Some inspectors may only look at certain aspects of the property, while others will conduct a more comprehensive examination. Ask your inspector what their standard inspection includes and whether there are any additional services they offer.
You might say something like, “I know that a standard home inspection covers the major systems of the house, like the roof, foundation, and electrical. But are there any other areas that you typically include in your inspections, like the septic system or the chimney?”
A thorough home inspection should cover all the major systems and components of the property, including:
- Roof and attic
- Foundation and structural components
- Plumbing and electrical systems
- Heating and cooling systems
- Windows, doors, and exterior cladding
- Interior rooms and surfaces
If your inspector only looks at a few of these areas or skips over important components, that could be a red flag. You want to make sure you’re getting a comprehensive examination of the property so you can identify any potential issues before you buy.
Some inspectors may also offer additional services, like radon testing, mold testing, or infrared thermal imaging. These can provide valuable information about the property, but they typically come at an additional cost. If you’re interested in any of these services, be sure to ask your inspector about them upfront so you know what to expect.
3. How long will the inspection take?
A thorough home inspection takes time. Depending on the size and condition of the property, it could take several hours to complete. Ask your inspector how long they expect the inspection to take and whether you should plan to be present for the entire process.
You might say something like, “I know that a typical home inspection takes a few hours, but I’m not sure what to expect for this particular property. Can you give me a sense of how long you think it will take and whether it would be helpful for me to be there the whole time?”
If your inspector says they can complete the inspection in an hour or less, that’s probably not a good sign. A thorough examination of the property should take at least two to three hours, if not longer. Rushed inspections can miss important details and leave you with an incomplete picture of the property’s condition.
On the other hand, if your inspector says they’ll need the better part of a day to complete the inspection, that could be a good sign that they’re planning to be thorough. However, it’s also important to consider the size and age of the property. A larger or older home may require more time to inspect than a smaller or newer one.
As for whether you should be present for the inspection, that’s ultimately up to you. Some buyers prefer to be there the whole time so they can ask questions and see firsthand any issues that come up. Others prefer to let the inspector work independently and review the report later. If you do plan to be present, be sure to give the inspector space to work and avoid interfering with their process.
4. Can I see a sample report?
The inspection report is the most important deliverable you’ll receive from your home inspector. It should provide a detailed overview of the property’s condition, including any issues or potential problems that were identified during the inspection. Ask your inspector if you can see a sample report to get a sense of what to expect.
You might say something like, “I want to make sure I understand what I’ll be receiving after the inspection is complete. Would it be possible for you to show me an example of one of your reports so I know what to expect in terms of format and level of detail?”
A good inspection report should be clear, concise, and easy to understand. It should include photos and descriptions of any issues that were found, as well as recommendations for repairs or further evaluation. If the sample report is vague, confusing, or lacks detail, that could be a red flag.
In addition to the overall format and clarity of the report, pay attention to the level of detail provided for each issue that’s identified. Does the inspector provide specific information about the problem, such as its location, severity, and potential impact on the property? Do they include recommendations for how to address the issue, such as whether it needs immediate attention or can be monitored over time?
If the sample report lacks this level of detail, it may be worth asking the inspector about their reporting process and whether they can provide more information in their final report. After all, the report is the main deliverable you’re paying for, so you want to make sure it meets your needs and expectations.
5. What happens if you find a major issue?
No one wants to hear that their dream home has a major problem, but it’s important to be prepared for that possibility. Ask your inspector what happens if they identify a significant issue during the inspection, such as a structural problem or a safety hazard.
You might say something like, “I know that no home is perfect, but I want to make sure I’m prepared for the possibility of a major issue coming up during the inspection. If you do find something significant, what’s the process for addressing it and what kind of guidance can you provide?”
A good inspector should have a clear protocol for handling major issues that come up during the inspection. They should be able to explain the issue in detail, including its severity and potential impact on the property. They should also provide recommendations for the next steps, such as whether you should seek further evaluation from a specialist or consider renegotiating the purchase price.
In some cases, a major issue may be a deal-breaker for you as the buyer. For example, if the inspector finds evidence of significant water damage or mold growth, you may decide that the property is not worth the risk and choose to walk away from the deal. On the other hand, if the issue is something that can be repaired or mitigated, you may choose to proceed with the purchase and use the inspection report as a negotiating tool.
Ultimately, the decision of how to handle a major issue is up to you as the buyer. However, your inspector should be able to provide you with the information and guidance you need to make an informed decision. If they seem dismissive of potential problems or unwilling to provide recommendations, that could be a red flag.
6. What kind of training and certifications do you have?
As with any professional service, you want to make sure your home inspector has the proper training and credentials to do the job right. Ask about their educational background, any certifications they hold, and whether they participate in ongoing training or professional development.
You might say something like, “I noticed that you’re certified by the American Home Inspectors Training Institute. Can you tell me a little more about what that certification entails and how you stay up to date on the latest industry standards and best practices?”
Several national organizations offer certifications for home inspectors, such as the American Society of Home Inspectors (ASHI), the International Association of Certified Home Inspectors (InterNACHI), and the National Association of Home Inspectors (NAHI). Each of these organizations has its own set of standards and requirements for certification, so it’s worth asking your inspector about their specific credentials.
In addition to initial certification, many inspectors also participate in ongoing training and professional development to stay current on the latest techniques and technologies. This might include attending conferences, completing online courses, or earning additional certifications in specialized areas like radon testing or energy audits.
If your inspector seems vague or evasive about their training and certifications, that could be a red flag. You want to work with someone who is transparent about their qualifications and committed to providing the highest level of service possible.
On the other hand, if your inspector can provide detailed information about their background and credentials, and if they seem genuinely passionate about their work and committed to ongoing learning and improvement, that’s a good sign. It suggests that they take their responsibilities seriously and are dedicated to providing you with the best possible service.
7. Can you explain your inspection process?
Every home inspector has their approach to the inspection process, but there are some basic steps that most inspectors follow. Ask your inspector to walk you through their typical inspection from start to finish, so you know what to expect and can be prepared for any questions or concerns that may arise.
You might say something like, “I know that every home is different, but can you give me a general sense of what your inspection process looks like? What areas of the property do you typically start with, and how do you move through the different systems and components?”
A typical home inspection might start with a visual examination of the property’s exterior, including the roof, siding, and foundation. The inspector will then move inside and work their way through each room and system, checking for signs of wear and tear, damage, or other issues.
As they move through the property, the inspector should take notes and photos to document any issues they find. They may also use specialized tools, such as moisture meters or infrared cameras, to detect hidden problems that might not be visible to the naked eye.
Throughout the process, the inspector should be communicating with you about what they’re seeing and any concerns they have. They should be willing to answer your questions and provide explanations for any technical terms or concepts you may not be familiar with.
If your inspector seems rushed or dismissive during the inspection, or if they’re unwilling to take the time to explain their process and findings to you, that could be a red flag. You want to work with someone thorough, patient, and committed to helping you understand the condition of the property you’re considering buying.
On the other hand, if your inspector takes a methodical and transparent approach to the inspection, and if they’re willing to take the time to answer your questions and address your concerns, that’s a good sign. It suggests that they’re committed to providing you with the information and guidance you need to make an informed decision about your purchase.
8. What kind of tools and technology do you use?
Home inspectors rely on a variety of tools and technologies to help them identify potential issues and provide accurate assessments of a property’s condition. Ask your inspector about the specific tools and equipment they use, and how those tools help them do their job more effectively.
You might say something like, “I noticed that you have a thermal imaging camera with you today. Can you tell me a little bit about how that works and what kinds of issues it can help you identify?”
Some common tools and technologies used by home inspectors include:
- Moisture meters: These devices can detect hidden moisture behind walls or under flooring, which can be a sign of water damage or mold growth.
- Infrared cameras: These cameras can detect temperature variations in a property, which can indicate issues like poor insulation, air leaks, or electrical problems.
- Combustible gas detectors: These devices can detect the presence of natural gas, propane, or other combustible gases, which can be a serious safety hazard.
- Electrical testers: These tools can help inspectors identify issues with a property’s electrical system, such as faulty wiring or improper grounding.
If your inspector seems unfamiliar with these tools or unable to explain how they work, that could be a red flag. You want to work with someone who is up to date on the latest technologies and techniques, and who can use those tools effectively to provide you with the most accurate and comprehensive assessment possible.
On the other hand, if your inspector can provide detailed explanations of their tools and how they use them, and if they seem genuinely excited about how technology can enhance the inspection process, that’s a good sign. It suggests that they’re committed to using every resource at their disposal to provide you with the best possible service.
9. How do you handle follow-up questions or concerns?
Even the most thorough home inspection report can leave you with questions or concerns about the property. Ask your inspector how they handle follow-up inquiries and whether they’re available to provide additional guidance or support after the inspection is complete.
You might say something like, “I appreciate the detailed report you’ve provided, but I know I may have additional questions or concerns as I review it more closely. What’s the best way for me to get in touch with you if I need clarification or advice on any of the issues you’ve identified?”
A good home inspector should be responsive and available to answer your questions, even after the inspection is complete. They should provide you with clear instructions for how to contact them, whether that’s by phone, email, or some other method.
If your inspector seems dismissive or unresponsive to your follow-up inquiries, or if they’re difficult to get in touch with after the inspection, that could be a red flag. You want to work with someone who is committed to providing ongoing support and guidance throughout the entire home-buying process.
On the other hand, if your inspector is prompt and thorough in their responses to your questions, and if they seem genuinely invested in helping you make an informed decision about your purchase, that’s a good sign. It suggests that they’re not just focused on completing the inspection itself, but on providing you with the information and support you need to feel confident and comfortable with your decision.
10. Can you provide references from past clients?
One of the best ways to gauge the quality and reliability of a home inspector is to talk to their past clients. Ask your inspector if they can provide references or testimonials from people they’ve worked with in the past, and take the time to reach out to those individuals to get their feedback.
You might say something like, “I’d love to hear from some of your previous clients about their experience working with you. Would you be willing to provide me with a few references I could contact?”
If your inspector is hesitant or unwilling to provide references, that could be a red flag. It may suggest that they don’t have a strong track record of satisfied clients, or that they’re not confident in the quality of their work.
On the other hand, if your inspector can provide you with a list of references and seems genuinely proud of the work they’ve done for past clients, that’s a good sign. It suggests that they have a history of providing high-quality service and building strong relationships with their clients.
When you do reach out to those references, be sure to ask specific questions about their experience with the inspector. Some key things to inquire about include:
- How thorough and detailed was the inspection report?
- Did the inspector take the time to explain their findings and answer questions?
- Were there any issues or surprises that came up after the inspection was complete?
- Would they recommend this inspector to a friend or family member?
The feedback you receive from past clients can provide valuable insight into what it’s like to work with this particular inspector and can help you make a more informed decision about whether they’re the right fit for your needs.
Wrapping Up: Choosing the Right Home Inspector
Choosing the right home inspector is a critical step in the home-buying process.
By asking the right questions and doing your due diligence, you can find an inspector who is knowledgeable, experienced, and committed to providing you with the information and guidance you need to make an informed decision about your purchase.
Remember, a home inspection is not just a formality or a box to be checked off your list.
It’s an opportunity to learn as much as possible about the property you’re considering buying and to identify any potential issues or concerns that could impact your decision.
By working with a qualified and reputable inspector, and by being an active and engaged participant in the inspection process, you can enter into your home purchase with confidence and peace of mind, knowing that you’ve done everything possible to ensure a successful and satisfying outcome.