Important Questions to Ask Your Prospective Home Inspector

1.   What does your inspection cover?  The inspector should ensure that the inspection and the inspection report will meet all applicable requirements in your state and comply with well-recognized Standards of Practice.  You should be able to get a copy of these Standards of Practice from your inspector if you choose to.

2.  How many inspections do you do?  A high quality inspector will be busy because of professional referrals.  Avoid hiring an inspector that is doing this as a part time job.

3. Do you offer a home warranty with your inspection?  Having a  home warranty as a part of your inspection provides you with another layer of comfort and protection.

4.  Do you offer to do repairs or improvements based on the inspection results?  In some states and under the direction of certain professional organizations it is a strict conflict of interest for the inspector to offer to repair problems that are uncovered during the inspection. 

5.  How long will the inspection take?  The average on-site inspection time should  be 2-3 hours depending on the size,  age and condition of the home.  Anything significantly less than that may not allow time for a thorough inspection.

6. How much should I expect to pay?  Costs can vary dramatically depending on the region, size, age and condition of the house, and scope of services provided.  A typical range is $250-$350.  The quality inspector will likely cost a bit more...keep in mind that the cheapest are usually cheapest for several reasons.  Avoid price shopping.  Shop for services provided!  The additional dollars spent on a quality inspector that is certified and in good standing with a professional organization  are certainly worth it considering the thousands of dollars spent for your new home.

7. What type of inspection report do you provide and how long will it take to receive the report?  Ask to see a sample of the inspector's report to see if it is a format that you will feel comfortable with and if it meets all of your needs.  A quality inspector should be able to deliver the report to you within 24 hours of the time of the inspection.

8.  Will I be able to attend the inspection?  This is a valuable educational opportunity. Any resistance to this from the inspector should send up a huge Red Flag. 

9.  Do you maintain membership in a professional home inspector's orginization?  Request to see certification in the professional orginazation that your prospective inspector is affiliated with.

10.  Do you participate in continuing education programs to keep your expertise up to date?  One can never know it all and we can all continue to learn.  The inspector's commitment to continuing education is a reflection upon their commitment to you as the ultimate consumer.

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