Ten Important Questions to Ask Your Home Inspector

1. What does your inspection cover?

The inspector should ensure that their inspection and inspection report will meet all applicable requirements in your state if applicable and will comply with a well-recognized standard of practice and code of ethics. You should be able to request and see a copy of these items ahead of time and ask any questions you may have. If there are any areas you want to make sure are inspected, be sure to identify them upfront. ( Read my Scope of Work under Samples - FULL REPORT)

2. Are you specifically experienced in residential inspection?

Related experience in construction or engineering is helpful, but is no substitute for training and experience in the unique discipline of home inspection. If the inspection is for a commercial property, then this should be asked about as well. ( YES, Charles Barnes School of Real Estate and Appraisals- Home Inspectors course, Mid-West City, OK)

3. Do you offer to do repairs or improvements based on the inspection?

Some inspector associations and state regulations allow the inspector to perform repair work on problems uncovered in the inspection. Other associations and regulations strictly forbid this as a conflict of interest. ( NO, it removes the conflict of interest and focuses on the inspection only )

4. How long will the inspection take?

The average on-site inspection time for a single inspector is 2 1/2 to 3 1/2 hours for a typical single-family house; anything significantly less may not be enough time to perform a thorough inspection.   (The same amount of time for inspections )

5. How much will it cost?

Costs vary dramatically, depending on the region, size and age of the house, scope of services and other factors. A typical range might be $150-500, but consider the value of the home inspection in terms of the investment being made. Cost does not necessarily reflect quality of the inspection. ( Size and age is what I use to determine the fees in the range above) Don't waste your time trying to find the cheapest Inspector in town. If you want the best than spend the extra 30 -50 dollars more. Remember you'll have 30 year to regret that cheap inspection. I'M NOT THE CHEAPEST!

6. What type of inspection report do you provide and how long will it take to receive the report?

Ask to see samples and determine whether or not you can understand the inspector's reporting style and if the time parameters fulfill your needs. Most inspectors provide their full report within 24 hours of the inspection. ( My report is a computer generated, narrative based, with digital images. In most cases, you can receive your report within 24 hrs or less.) 

7. Will I be able to attend the inspection?

This is a valuable educational opportunity, and an inspector's refusal to allow this should raise a red flag. Never pass up this opportunity to see your prospective home through the eyes of an expert. ( I encourage you to attend and ask questions)

8. Do you maintain membership in a professional home inspector association?

There are many state and national associations for home inspectors. Request to see their membership ID, and perform whatever due diligence you deem appropriate. ( Yes, NACHI, click on the seal on the Home Page for my ID number)

9. Do you participate in continuing education programs to keep your expertise up to date?

One can never know it all, and the inspector's commitment to continuing education is a good measure of his or her professionalism and service to the consumer. This is especially important in cases where the home is much older or includes unique elements requiring additional or updated training. (YES, Oklahoma requires a minimum of 5 hrs of CE for license renewal and NACHI requires 24 hrs of CE to stay a member)

10. Do you use any type of special test equipment for your inspection?

A thorough inspection can not be completed without some specialized tools or equipment. Tools such as moisture meters, CO detectors, and receptacle testers are needed in most inspections. (YES, and more)