Top Questions to Ask Your Building Inspector Before Hiring

Finding the right building inspector can make the difference between a smart home purchase and a costly mistake. Whether you're buying your first home or your fifth, hiring a qualified professional to examine the property is one of the most important steps in the process. But how do you know if an inspector is truly qualified to protect your investment?

The key is asking the right questions before you hire them. Think of this as an interview where you're the boss – because that's exactly what it is. You're about to pay someone hundreds of dollars to potentially save you thousands, so you deserve to know exactly what you're getting for your money.

Essential Credentials and Licensing Questions

"Are You Licensed and What Does That Mean in Our State?"

This should be your very first question, and it's more complicated than you might think. Not all states require home inspectors to be licensed, but that doesn't mean you should skip this step. A home inspector should be licensed and belong to an organization like the International Association of Certified Home Inspectors (InterNACHI) or the American Society of Home Inspectors (ASHI).

In states that do require licensing, inspectors typically need to complete extensive education requirements, pass rigorous exams, and maintain their credentials through continuing education. For example, some states require up to 120 hours of classroom training plus field experience before an inspector can get licensed.

If you're in a state without licensing requirements, certification becomes even more important. In states with no licensure requirements for home inspectors, certification becomes all the more crucial. Since anyone can set up shop as a home inspector, real estate agents and home buyers must rely on your certification to validate your skills and training.

"Can I See Your Professional Certifications?"

Even in non-regulated states, reputable inspectors will have certifications from recognized organizations. A professional inspector should always carry their license. Do not contract an inspector who fails to show proof of certification. Ask to see physical proof of their certifications – not just claims on their website.

Look for certifications from established organizations like ASHI, InterNACHI, or similar professional associations. These organizations have strict standards for education, ethics, and ongoing training that help ensure quality service.

Insurance and Bonding Questions

"What Insurance Coverage Do You Carry?"

This question could save you from major headaches down the road. Professional inspectors should carry two main types of insurance: general liability and errors & omissions (E&O) insurance.

Home inspectors must maintain general liability insurance coverage in the amount of $150,000 or more in many states, though amounts vary. This protects you if the inspector accidentally damages your property during the inspection.

Errors and omissions insurance is equally important – this covers you if the inspector misses something significant that costs you money later. Even more common than GL claims and accidents are complaints regarding missed or unreported defects. Regardless of fault, these accusations can blow up into expensive lawsuits for both the client and the home inspector.

"Are You Bonded?"

While being bonded or insured isn't required in every state, it's best to work with an inspector who carries both. If anything happens to a homeowner's personal property during the inspection, the bond and insurance protect everyone involved.

Bonding provides an additional layer of financial protection beyond insurance. It shows the inspector takes their professional responsibilities seriously enough to invest in comprehensive protection for their clients.

Experience and Background Questions

"How Many Years Have You Been Inspecting Homes?"

Experience matters tremendously in this field. An inspector with numerous years under their belt will not only have a refined eye for detail but also a vast knowledge of common and uncommon issues specific to different types of properties.

However, don't automatically dismiss newer inspectors. There's nothing wrong with hiring an inspector who is new to the field. However, in that case, it's wise to ask for references or confirm whether they have experience in a related field. A background in construction, electrical, plumbing, HVAC, or roofing can often offset limited home inspection experience.

"What's Your Educational Background and Training?"

Professional inspectors should have formal training beyond just life experience. Many have backgrounds in construction, engineering, or related technical fields. Others may have completed intensive home inspection training programs.

Ask about their specific training path and any ongoing education they pursue. The home inspection industry shifts along with construction standards and real estate laws, so it's essential to work with someone who stays current.

Process and Service Questions

"What Does Your Inspection Actually Cover?"

Understanding the scope of the inspection is essential. Determine whether the inspector will check all structural elements, electrical systems, plumbing, heating and cooling systems, roofing, foundation, and any other critical areas.

A comprehensive inspection should examine the home's major systems and structural components. This typically includes the foundation, roofing, electrical systems, plumbing, HVAC systems, windows, doors, and accessible areas like attics and crawl spaces.

Make sure you know what's NOT included as well. Standard inspections typically don't cover things like pest control, radon testing, or specialized systems like swimming pools unless specifically requested.

"Can I Attend the Inspection?"

Most inspectors expect this, though some may have safety recommendations, such as not having anyone accompany them into the attic, crawlspace, or onto the roof.

Being present during the inspection is incredibly valuable. You can ask questions in real time, see problems firsthand, and better understand the inspector's findings. While it's not mandatory for you to be present during the inspection, it's highly recommended. Being there allows you to witness the inspector's tour of the property and ask questions on the spot, rather than reading them in the final report and having questions later.

"When Will I Receive the Report?"

Timing is critical when you're under contract to buy a home. When a home is under contract, buyers have a limited window to complete the inspection and make decisions. If the inspector delays delivery, that cuts into the time your client has to review and respond.

Most inspectors provide reports within 24 hours, but it's smart to confirm that upfront. Some may offer same-day delivery for an additional fee, which could be worth it if you're working with tight deadlines.

"What Does Your Report Look Like?"

Look for an inspector who delivers a thorough, written inspection report with visuals. Ask to see a sample report before hiring. The best reports include:

• Clear photographs of any issues found
• Detailed descriptions in understandable language
• Prioritization of problems (safety issues vs. minor maintenance)
• Recommendations for further evaluation when needed

Reports filled with technical jargon aren't helpful if you can't understand what they mean. Look for inspectors who can explain complex issues in plain English.

Cost and Value Questions

"How Much Do You Charge and What's Included?"

The average cost of a home inspection across the US is about $300 to $500, depending on individual inspectors, the property type, and the location of your market.

Get a clear breakdown of what's included in the base price and what might cost extra. Some inspectors offer package deals that include additional services like radon testing or pest inspections at a discount.

"Do You Offer Any Additional Services?"

Many inspectors can also test for radon, check for pests, inspect septic systems, or evaluate other specialized aspects of the property. Sometimes an inspector may need to return for a second inspection. For example, if wood rot is repaired or a roof is replaced after the initial report.

Ask about pricing for these additional services and whether the inspector offers discounted rates for multiple services performed at the same time.

Red Flag Questions

"Have You Ever Worked for the Seller or Their Agent?"

Your home inspector should be working for you and you only. An inspector who has a business relationship with the seller or their agent may have conflicts of interest that could affect the thoroughness of their inspection.

"Will You Be Available for Follow-Up Questions?"

Communicate clearly with potential inspectors about their availability to answer follow-up questions. During your interview, look for someone who is a good communicator and can go over the report in detail, answering all questions in layperson's terms.

Some inspectors disappear after delivering the report, while others are happy to clarify their findings and answer additional questions as they arise.

Technology and Tools Questions

"What Equipment Do You Use?"

Modern inspectors often use advanced tools beyond basic visual inspection. Ask about thermal imaging cameras, moisture meters, electrical testers, and other specialized equipment. During all Building and Pest Inspections carried out by Clear View Property Inspections, our Inspectors use the latest Thermal Imaging Technology. The benefit of a Thermal Image Camera is that it assists inspectors in identifying what is not always obvious on the surface.

Advanced tools can help detect problems that aren't visible to the naked eye, potentially saving you from expensive surprises later.

The Bottom Line: Your Peace of Mind Investment

Remember, about 88% of borrowers had an inspection when they bought their last home, according to Porch.com. Of those, an 83% share followed their mortgage lender's recommendation to have one done. On average, these home buyers saved $14,000 on the sales price by using their inspections in negotiations.

The few hundred dollars you spend on a quality inspector could save you thousands in repair costs or give you powerful negotiating leverage. But only if you hire the right person for the job.