Imagine buying a house only to realize after closing that it needs a new roof. If you’d known that, you might not have purchased the house (or you would have known to negotiate with the seller).

A home inspector’s job is to uncover potential pitfalls and issues with a house so you are well-informed before buying it. But a lot goes into the construction of a house (and therefore, a lot can go wrong). Having a good home inspector makes all the difference between finding your dream home and getting stuck in a money pit without preparing for it.

Finding a home inspector you can trust might not be first on your mind when purchasing a new home, but it’s an important decision that can make or break your home buying experience.

20 Questions To Ask Your Home Inspector

This is by no means an exhaustive list, and you might have other questions come to mind as you are talking with them. Ask them any question that comes to mind. The more information you can get from the conversation, the more comfortable you’ll be.

Here are 20 questions to ask a home inspector before you hire them.

1. What is your education and experience?
   Look for inspectors with hands-on training and field experience, especially in Florida, where unique weather conditions require specific knowledge.
2. Are you certified, licensed, and insured?
   Florida inspectors must have a license and carry liability insurance. Certifications like “Master Inspector” and E&O insurance are added bonuses.
3. Is this your full-time job?
   Full-time inspectors often have more experience. Ask how many inspections they complete annually to gauge their expertise.
4. If you find something wrong, can you fix it?
   Avoid inspectors who offer repairs—it can be a conflict of interest. Keep inspections and repairs separate.
5. What do you look for, and what are common issues?
   Standards vary, but common issues include roof damage, HVAC systems, and plumbing leaks. Ask about their checklist.
6. Do you check for pests like termites?
   Many inspectors don’t include pest inspections in their standard services, so ask if they offer or recommend it.
7. Can I attend the inspection?
   Yes! Attending allows you to see the process firsthand, ask questions, and understand potential issues.
8. How long will the inspection take?
   Most inspections take 2–3 hours, depending on the home’s size and condition.
9. Do you have experience with older homes?
   Older homes may have outdated systems or materials. Experience with these ensures a thorough inspection.
10. Can I see a sample report, and what if I don’t understand it?
    A sample report shows how clear and thorough their findings are. Inspectors should explain anything you don’t understand.
11. How do you identify and classify major vs. minor issues?
    Understanding this helps prioritize repairs and informs negotiations with the seller.
12. What are your views on radon, plumbing, or safety concerns?
    Their responses will reveal their expertise and whether they recommend unnecessary services.
13. Do you offer wind mitigation inspections?
    Florida homeowners may need this for hurricane protection and insurance discounts.
14. Can you point out maintenance tips during the inspection?
    Inspectors can provide valuable advice on maintaining your home to avoid long-term issues.
15. Do you offer any warranties?
    Some inspectors offer short-term warranties, which can give you peace of mind post-purchase.
16. Do you use any specialized tools or technology during the inspection?
    Tools like infrared cameras or drones can provide better insights, especially for hard-to-access areas.
17. What areas of the home do you consider most critical during an inspection?
    This helps you understand their priorities and how they approach potential problem areas.
18. Do you have any references or reviews from past clients?
    Trusted inspectors should be able to provide references or direct you to reviews about their services.
19. What’s the typical home inspection cost in this area?
    Knowing the average cost ensures you’re paying a fair price for a thorough inspection.
20. Can you accommodate a quick turnaround for scheduling and reporting?
    In a competitive real estate market, fast scheduling and report delivery are essential.

How to Find a Home Inspector

When it’s time to hire a home inspector, it’s important to first know where to look.

Family and Friends

Asking your family and friends for recommendations is a good way to get a trusted, first-hand account of a home inspector’s work, manner, and communication skills before you hire them.

Industry Experts

Ask for recommendations from your mortgage lender, real estate agent, insurance agent, and other professionals that you’ve been working with during the home buying process. They work with home inspectors day-in and day-out, so they know which ones to use (and which to avoid).

Realtors sometimes have lists of inspectors they don’t want to work with. My advice: listen to them. The inspector is usually on that list for a good reason. In my opinion, if you can’t trust your realtor (or your home inspector), you should get a new one.

Online Directories

Online directories like Angie’s List, Home Advisor, and Yelp can be good resources for any service provider, but don’t take them at face value. Many of these sites show preference to the businesses that pay them, putting them higher up in the search results without checking their qualifications. Make sure you get a second opinion from…

Better Business Bureau (BBB)

Before you pick up the phone to talk to a single inspector, look them up on the BBB’s website to see if there have been any complaints. If a home inspector is fraudulent or simply offers poor-quality work, it will likely be reflected in a review or complaint.

Interview Home Inspectors

If you don’t want to be reliant on the other sources, go straight to the source yourself. There are certain questions to ask an inspector when buying a house that can be useful in deciding just who you should hire. Get a list of what they check for and compare it with another inspector’s list. See which one seems more thorough and go from there.

Seal the Deal with the Right Inspector

When buying or selling a home, it’s important to trust the experts that you’re working with, including your home inspector. Don’t be afraid to advocate for yourself and ask your important questions about your potential home.

Knowing the right questions to ask your home inspector before you hire them helps to create and build that trust so that you feel comfortable and at ease throughout the home buying (or selling) process.

At EDC Professional Home Inspections we are happy to answer any questions and walk you through the process. Give us a call today to schedule your inspection.