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Home inspector quality varies significantly. Choosing an experienced, thorough inspector provides valuable information about property condition. Choosing poorly can result in missed defects and costly surprises. Understanding what differentiates inspectors helps buyers make informed hiring decisions.

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What to Look For

Most states require home inspector licensing.Verify:
  • Current state license
  • License in good standing
  • No disciplinary actions
National certifications:
  • ASHI (American Society of Home Inspectors)
  • InterNACHI (International Association of Certified Home Inspectors)
  • State-specific certifications
Certification indicates training beyond minimum requirements.
Experience matters in home inspection.Consider:
  • Years in business
  • Number of inspections completed
  • Background (construction, trades, engineering)
  • Experience with property type (age, style)
New inspectors may miss things experienced inspectors catch.
Professional inspectors carry:Errors and omissions (E&O): Covers claims arising from inspection errors or omissionsGeneral liability: Covers injury or damage during inspectionAsk for proof of coverage. Protects you if inspector misses major defect.
Review sample report before hiring:
  • Level of detail
  • Photo documentation
  • Clarity of findings
  • Organization and format
  • Ease of understanding
Report quality varies significantly. You want thorough documentation.
Understand what’s included in base price:
  • Standard inspection scope
  • Photo documentation
  • Report format and delivery
  • Follow-up questions
Additional services often available:
  • Radon testing
  • Termite inspection
  • Sewer scope
  • Mold testing
  • Thermal imaging

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Questions to Ask

  • Are you licensed in this state?
  • How long have you been inspecting?
  • How many inspections have you performed?
  • What certifications do you hold?
  • What is your background before inspecting?
  • Do you carry E&O insurance?
  • How long will the inspection take?
  • Can I attend? Should I attend?
  • When will I receive the report?
  • What does your report include?
  • Do you take photos of findings?
  • Will you walk me through findings?
  • What standards do you follow (ASHI, InterNACHI)?
  • What areas do you inspect?
  • What’s not included in your inspection?
  • Do you go on the roof?
  • Do you enter the attic and crawl space?
  • What additional services do you offer?
  • What is your fee for this property?
  • What’s included in that price?
  • What do additional services cost?
  • When are you available?
  • What is your cancellation policy?
  • How do you accept payment?
  • Can I call with questions after the inspection?
  • Do you offer re-inspection services?
  • How long do you keep records?
  • Will you explain findings to my agent or contractor?

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Red Flags

Very cheap inspections may indicate:
  • Rushed, superficial inspection
  • Inexperienced inspector
  • Limited scope
  • No insurance coverage
Quality inspections take time. Extremely low prices often mean corners cut.
Reluctance to share sample report suggests:
  • Report quality is poor
  • Limited documentation
  • Inspector may lack thoroughness
Reputable inspectors are proud of their reports.
Be cautious of inspectors who:
  • Guarantee they’ll find problems
  • Promise property will have no issues
  • Predict exact remaining life of systems
  • Make claims beyond inspection scope
Inspections are point-in-time assessments with limitations.
Inspectors who offer to repair what they find have conflict of interest.Inspection should be independent assessment. Repairs should be separate.Some states prohibit inspectors from offering repairs.
Thorough inspection of average home takes 2-3 hours.Inspectors who complete in under 2 hours may be:
  • Skipping areas
  • Not being thorough
  • Using quick checklist approach
Rushing means missing things.
If agent strongly pushes specific inspector:
  • Ask why they recommend this person
  • Consider whether inspector might underreport to help deals close
  • Remember you’re paying and get to choose
Some agents prefer inspectors who don’t “kill deals.”
The cheapest inspector isn’t the best value. A thorough inspector who finds issues saves you far more than the inspection costs. Don’t choose based on price alone.

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Certifications Explained

Oldest and most recognized professional association.Membership levels:
  • Associate: Entry level, working toward full membership
  • Inspector: Completed requirements
  • Certified Inspector (ACI): Highest level
Requirements:
  • Pass examination
  • Complete minimum inspections
  • Follow Standards of Practice
  • Continuing education
Largest inspector association.Requirements:
  • Online examination
  • Continuing education
  • Follow Standards of Practice
  • Code of Ethics compliance
Lower barrier to entry than ASHI. More members, more variation in quality.
Most states require licensure. Requirements vary:
  • Pre-licensing education
  • Examination
  • Continuing education
  • Insurance requirements
  • Background check
Check your state’s requirements. Some states have minimal requirements.
Additional certifications for:
  • Radon measurement
  • Mold inspection
  • Termite/pest inspection
  • Pool and spa
  • Commercial inspection
  • New construction
Verify specialty certifications if ordering specialty services.

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Inspector Background

Former contractors, builders, or tradespeople.Pros:
  • Understand how things are built
  • Can assess construction quality
  • Know what repairs entail
Potential gaps:
  • May focus on their specialty area
  • May not know all systems equally
Engineers or technical professionals.Pros:
  • Analytical approach
  • Strong documentation
  • Understand systems
Potential gaps:
  • May not have hands-on construction experience
  • May be overly technical in reports
Those who entered inspection directly.Pros:
  • Trained specifically for inspection
  • Follow standard methodologies
  • Understand inspection role
Potential gaps:
  • May lack construction experience
  • Knowledge may be classroom-based

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Comparing Multiple Inspectors

Evaluate each inspector on:
CriteriaInspector AInspector BInspector C
Years experience
Inspections completed
Certifications
Insurance
Fee
Availability
Report quality
Reviews/references
Research inspector reputation:
  • Google reviews
  • Yelp reviews
  • Agent recommendations
  • Past client references
  • BBB rating
Look for patterns in feedback. One bad review isn’t disqualifying. Multiple similar complaints are concerning.
Request past client contacts.Questions for references:
  • Were you satisfied with the inspection?
  • Was the report thorough?
  • Did the inspector explain findings clearly?
  • Were there any issues discovered later that were missed?
  • Would you use this inspector again?

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Working with Your Inspector

  • Confirm appointment time and location
  • Verify what’s included
  • Ask what you should bring
  • Confirm when report will be ready
  • Provide any relevant information about property
  • Arrive on time (or for summary portion)
  • Follow inspector, don’t lead
  • Ask questions when appropriate
  • Take your own notes and photos
  • Don’t interrupt active examination
  • Review report thoroughly
  • Call with questions
  • Ask about follow-up availability
  • Keep report for records
  • Leave review if satisfied
Inspector selection checklist:
  • Verify current state license
  • Confirm professional certification (ASHI, InterNACHI)
  • Ask about E&O insurance
  • Review sample report
  • Check online reviews
  • Ask about experience with your property type
  • Confirm inspection duration (2-3+ hours typical)
  • Verify report includes photos
  • Ask about follow-up availability
  • Compare fees (but don’t choose on price alone)

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