Buying a home often means making a big decision quickly. A home inspection is your chance to slow down, look closely, and learn what you’re really buying. A good home inspector can help you understand the condition of the property, spot issues that aren’t obvious, and decide how to move forward. A rushed or superficial inspection can leave you with surprises after the keys are yours.
Here is how to find a good home inspector and get the most from the inspection. (General information only, not legal or financial advice.)
What a home inspector does
A home inspector evaluates the visible and accessible parts of a property and reports on their condition. A general inspection usually covers:
- Structure: foundation, framing, and visible signs of movement
- Roof and exterior: roofing, gutters, siding, windows, and doors
- Plumbing: visible pipes, water heater, fixtures, and drainage
- Electrical: panel, visible wiring, outlets, and switches
- Heating and cooling systems
- Attic, insulation, and ventilation
- Interior: floors, walls, ceilings, stairs, and built-ins
- Basement, crawl space, or garage
Inspectors generally can’t see inside walls or check what’s inaccessible. Some issues may call for a specialist, such as a roofer, electrician, or sewer-line specialist, a pest inspector, or a structural engineer.
Step 1: Ask for recommendations
Referrals are especially useful here because a good inspector is thorough and clear.
- Friends, family, and coworkers who’ve bought homes recently
- Your real estate agent, though it’s reasonable to ask for several names and to do your own research
- Friends of friends who bought in your target area
- Other pros you trust, such as a mortgage broker or contractor
Questions to ask:
- Was the inspector thorough, and how long did it take?
- Did they explain findings in plain language?
- Was the report clear and organized, with photos?
- Were they available for questions afterward?
- Did they stay objective, neither alarmist nor dismissive?
Step 2: Check credentials and licensing
Requirements vary widely. Some states license home inspectors; others don’t.
- State license: Where required, verify the inspector’s license through the state regulator.
- Professional associations: Many inspectors belong to organizations such as ASHI or InterNACHI, which have training, standards, and codes of ethics. Membership is a useful sign but not a guarantee.
- Experience: Ask how long they’ve been inspecting, how many inspections they’ve done, and whether they have a construction or trade background.
- Insurance: Ask about errors and omissions (E&O) and general liability coverage.
Step 3: Ask the right questions
- What does your inspection cover, and what’s excluded?
- How long will it take, and can I attend?
- What does the report look like? Can I see a sample?
- How soon will I receive the report?
- Do you offer add-ons, such as sewer scope, radon, mold, or termite inspections, or can you refer specialists?
- What are your fees?
- Are you available to answer questions after the inspection?
- Do you have any financial relationships with real estate agents or contractors?
A good inspector will welcome these questions.
Step 4: Attend the inspection
If possible, be there for at least the final walkthrough. It’s one of the best ways to learn about the home.
- Ask the inspector to show you shutoffs for water, gas, and electricity
- Learn about the age and condition of major systems
- Ask which items are urgent and which are routine maintenance
- Take photos and notes
- Ask for maintenance tips
A thoughtful inspector can teach you about how your future home works.
Step 5: Read the report with perspective
Every home has issues, even new ones. The report may be long and feel overwhelming. Try to sort findings into groups:
- Safety concerns that need prompt attention
- Major defects or expensive repairs
- Items that need further evaluation by a specialist
- Minor repairs and maintenance
Talk it through with your real estate agent and, as appropriate, a contractor or specialist. Together you can decide whether to request repairs, ask for a credit, renegotiate, or walk away, depending on your contract and timelines.
Choosing independence
An inspector works for you. It’s fine to ask your agent for names, but it’s also smart to choose someone with no stake in whether the sale goes through. Look for inspectors who are transparent about their process and who prioritize clear, honest reporting.
Red flags
- Very quick inspections on large or older homes without explanation
- Vague or incomplete reports
- No license or credentials where required
- Pressure to hire specific contractors or a conflict of interest
- Alarmist language or scare tactics, or the opposite, brushing off real concerns
- Unwillingness to answer questions or to let you attend
- No insurance information
Special situations
- Older homes may benefit from an inspector with experience in older construction
- Condos may involve limited inspection areas; ask what is covered by the HOA
- New construction can still have defects, so consider inspections at key stages and at completion
- Homes with pools, septic systems, or wells often need specialty inspections
How MY PRO: TRUSTED PROS® can help
Inspectors, agents, lenders, and contractors all work together during a home purchase, and personal recommendations help a lot. MY PRO: TRUSTED PROS® is a social & professional networking app where you connect with service pros through the people in your own network, with visibility up to second-degree connections. You can browse a feed, like and comment, and message pros. Pros build visibility through real client relationships.
FAQ
Do I need a home inspection?
It’s not always legally required, but it’s a common step in buying a home and can help you understand what you’re buying. Talk with your agent and consider your situation.
How long does a home inspection take?
It depends on the size and condition of the home. Ask the inspector for an estimate.
Should I attend the inspection?
If you can, yes. It’s a valuable chance to ask questions and learn about the home.
What if the inspection finds problems?
Review the findings with your agent, consider specialist evaluations, and decide whether to request repairs, ask for a credit, renegotiate, or reconsider, based on your contract.
Who should pick the inspector?
You should. It’s fine to get recommendations, but choose someone you trust to be independent.
Find the pros your network already trusts
Download MY PRO: TRUSTED PROS® on the App Store and Google Play, and see the pros your network already trusts. Learn more at my-pro.io or email hello@my-pro.io.