How to Choose a Home Inspector
With a few simple steps, you can find a local home inspector you can trust
A home inspection can make or break your housing purchase—if there are any surprises, this is when they’ll turn up. That’s why it’s important to find a home inspector that’s going to check your new house thoroughly and provide you with a comprehensive report. Even though not all issues are things that will fail a home inspection, it’s important to catch major and minor problems, so you can decide what’s a dealbreaker and what you’re willing to fix.
While a home inspection might sound stressful, a great home inspector can make it easy. If you’re looking for someone you can talk to and trust, and who will answer any questions you have about your new home, use this quick guide to find the best professional home inspector for your needs. While you’re waiting for your inspection, learn about the red flags to look out for, so you’re just as prepared as the professionals.
Types of Home Inspections
Not all homes need inspections that assess the same things, so it’s helpful to have a pro who knows exactly what they’re looking for based on the type of home you’re interested in.
If you’re getting a new home inspected, then a general home inspector is best. They can inspect all areas of the house and report on anything that may need a more thorough look from a specialist.
If you’re checking out an older build, a mobile home, or another unique type of structure, you may want a home inspector with specialized experience. A few of these home inspection types include:
Mobile home inspections
Old home inspections
There are also specialized types of home inspections for different parts of the house and common problems, including:
If you have questions about a specific part of your home, bringing in a specialist can give you an in-depth look at any areas of concern.
How to Find the Right Home Inspector
Are you looking for a general home inspection before you buy a property or do you just need someone to check up on that flaky lightswitch? Creating a basic project plan that outlines your inspection needs can help you determine whether you need a general home inspector or a specialist. It can also help you assess the extent of the inspection, so you can chat with potential inspectors and get a more accurate inspection quote.
After you create your project plan, it’s time to put together a reliable list of candidates based on your needs. There are a couple of ways to do this.
Ask People You Trust for Recommendations
There’s nothing like a personal connection to build confidence. If you have a friend, family member, or neighbor who’s recently gone through the home-buying process, they might have a great recommendation for a local home inspector. They might also have a list of inspectors to stay away from, which is why it never hurts to ask!
Ask Your Real Estate Agent
A real estate agent referral has pros and cons. They likely have lots of experience with inspections, so they know the market well, but they’re also motivated to get the property sold. It’s worth interviewing with home inspectors that your real estate agent recommends, but ask around and do some of your own research before you pick your own home inspector.
Search Online
If you don’t have a recommendation from someone in your close social circle, use customer reviews online for home inspector recommendations. Our database of professional home inspectors near you features inspector rates and up-to-date reviews. You can also browse for home inspectors who offer specialized services and knowledge, so you’re covered for mobile home inspections to multi-unit buildings.
Professional organizations such as the American Society of Home Inspectors (ASHI) and the National Academy of Building Inspection Engineers (NABIE) also have comprehensive lists of inspectors as well as their accreditations.
Things to Do Before Hiring a Professional Inspector
Before you bring in a professional home inspector, there are a few steps you can take to make sure you hire the right fit (and save a little money as you go).
Do Your Own Initial Walkthrough
This might seem simple, but doing a walkthrough of potential properties before you call in your inspector can save you time and money. Sometimes a walkthrough is all you need to know a place isn’t the right fit; other times it can look great, but you’ll notice one or two things that you want to take a closer look at.
It’s a good idea to compile a list of questions for your home inspector based on your own walkthrough, so you’ll feel confident that you’ve covered every inch of a potential new home.
Check Their Credentials
Home inspector credentials vary from state to state—some require a national exam, while others have state-specific exams. The number of hours of experience to become licensed also varies.
It’s a good idea to do a quick check of the standard credentials for your state so you know what to look for when you’re considering potential hires.
Prepare Interview Questions
Do you have any special concerns about a potential property? Is there anything that’s really important to your lifestyle, like air-quality sensitivities to living with aging people and pets? Make a list of questions and concerns you’d like to ask potential inspectors so you know how they will react.
It’s also recommended to make a general list of questions about your home inspector’s experience and qualifications. Here’s a sample list of some you might want to ask:
How long have you been performing home inspections?
Are you able to share references from previous customers?
Do you have experience with [any particular home types you’re looking at]?
Can you share your home inspector credentials?
What’s included in my home inspection?
What technology and tools do you use in your home inspections?
What do your home inspection reports look like?
Tips for Hiring a Home Inspector
There are a lot of great home inspectors out there, but not all of them will be the right fit for your needs. These tips can help you narrow down the candidates to find someone who offers exactly what you’re looking for.
Interview a Few Candidates
Even if the first person you speak to is well-qualified, you may find that you connect well with another home inspector or that they have great specialized experience. Speaking one-on-one with potential hires lets you get a sense of how they’ll work with you and whether they’re willing to listen to your questions and concerns.
With each candidate, go through your list of interview questions and make sure you’re clear on what your home inspection will include.
Compare Pricing Plans
A few minutes online can save you a lot of money. Some home inspectors charge by the inspection, while others may charge by the hour or the size of the home. If you’re not sure how much your home inspection might cost, give your potential inspector a call or review this guide for estimating the cost of a home inspection.
Check What’s Included
Not every state (or inspector) has the same definition of what a home inspection covers. For example, things like roofs, decks, and foundations can’t always be inspected in the winter. There are also some special inspections like septic and electricity that may be an extra fee.
It’s recommended to have a thorough electrical inspection (and septic, if the home has it) before you purchase any new property, so it’s helpful to know whether this is included in your general inspection or if it’s ancillary.
Ask for a Sample Report
One of the best ways to know what you’re getting is to take a look at a home inspector’s previous work. Without seeing the last house you can’t get the full picture, but you can get a good sense of how thorough an inspector is.
Are they just ticking off boxes, or do they write detailed notes about the condition of the home? Compare a few different home inspector’s reports to find one that delivers the level of detail you’re looking for.
Look for Red Flags
When you’re looking for a home inspector, there are a couple things to keep an eye out for that may indicate a bad fit:
They won’t provide proof of licensing or certification
You’ve found bad reviews from previous customers
They won’t provide you with a clear pricing quote
They’re unwilling to answer your questions
They can’t provide any references
They don’t have any experience with the type of home you’re looking at
It’s unclear what’s included in your inspection
Get a Clear Contract
A good contract shows you what to expect from your home inspector. This can include timeline and turnaround for the inspection report, the extent of the inspection, payment terms, and other important details.
It’s best to get a contract beforehand so there’s no uncertainty about what you’re paying for. You can also ask for unsigned contracts from a few home inspectors so you can compare what they offer.
After Your Home Inspection
Even though home inspections are big projects, they’re worth it! With your home inspection report, you’ll know what condition your new home is really in. Once you’ve found a reliable home inspector and finished up the inspection, there are a few things to follow up on:
Make sure you’ve received a copy of the final inspection report and any other important documents like invoices and the home inspector’s licensing and insurance
Pay your invoice and keep a copy for your records
Follow up on any recommendations from the inspection report (this can include things like minor repairs)
If you’re happy with your home inspector, feel free to leave them a positive review or be a reference for future customers. It’s always nice to hear from other people who’ve gone through the same process you have—and even better to find a great professional who you can confidently share with another homeowner.