What to Ask a Home Inspector Before You Hire Them (And Why it Matters)

Buying a home is exciting — but it can also be nerve-wracking. One of the smartest moves you can make before closing the deal is hiring a solid home inspector. But here’s the thing: not every inspector brings the same experience, attention to detail, or transparency to the job. So how do you make sure you’re getting someone who’s actually worth the fee? Simple — ask the right questions. Here are five you definitely want answers to before hiring your home inspector.

1. What Are Your Qualifications and Experience? Start by asking about their credentials. A qualified home inspector should be licensed (if required in your state), certified by a reputable organization like ASHI (American Society of Home Inspectors) or InterNACHI (International Association of Certified Home Inspectors), and have several years of hands-on experience. Experience matters because an inspector who’s seen a variety of home styles and ages is better equipped to identify potential issues, especially those unique to older properties or specific regions.

2. Can I See a Sample Inspection Report? Not all inspection reports are created equal. Some are bare-bones checklists, while others provide detailed narratives with photos, clear explanations, and repair recommendations. Request a sample report to gauge how thorough and reader-friendly their documentation is. A high-quality report should be easy to understand and provide enough context for you to prioritize repairs or negotiate with the seller if necessary.

3. What Will the Inspection Cover (and Not Cover)?It’s crucial to know exactly what’s included in the home inspection. Most standard inspections cover structural elements, electrical systems, plumbing, HVAC, roofing, and exterior elements. However, many don’t include specialized services like mold testing, radon testing, or sewer line inspections unless requested. Make sure to clarify the scope upfront and ask if additional services are available for a fee.

4. How Long Will the Inspection Take? The time an inspection takes can be a good indicator of how thorough it will be. On average, a home inspection for a single-family house takes 2 to 4 hours. If an inspector claims it will take significantly less, that’s a red flag. The size, age, and condition of the home can affect the duration, so ask for a time estimate and how much of it you’re allowed or encouraged to attend.

5. What Happens if You Miss Something? Even the best inspectors can’t foresee every issue, but it’s fair to ask how they handle oversights. Many reputable inspectors carry Errors and Omissions (E&O) insurance, which covers potential mistakes or missed problems. Ask about their insurance coverage and what kind of follow-up or dispute resolution policy they have in place should a major issue arise after you move in.

While pricing is a consideration, don't let it be your main motivation when looking for Home Inspector. You may find a cheap inspector, but like the saying goes "you get what you pay for".

In conclusion, hiring a home inspector is about more than just checking a box in the home-buying process. By asking these five essential questions, you can better assess an inspector’s professionalism, thoroughness, and reliability—giving you greater peace of mind as you move toward closing day.

For peace of mind contact P&D Home Inspections to schedule your inspection