10 Questions Buyers Should Ask Home Inspectors

During the boom years of 2002-2005, home inspections had all but disappeared from real estate sales contracts. Now that buyers have more leverage, home inspection contingencies are very common. Be sure to ask these questions when you schedule your inspection.

1. Will your inspection meet recognized standards? The inspection should meet all state requirements and comply with standards & a code of ethics such as the one adopted by the American Society of Home Inspectors or the National Association of Home Inspectors.
2. Do you belong to a professional home inspector association? Insist on membership in a reputable, non-profit trade organization--ask to see an ID.
3. How experienced are you? How many years in the business and how many inspections completed. You can also ask for customer referrals.
4. Do you stay up to date with continuing education in the field? Older homes or homes with unique elements (solar panels, radiant heating, etc.) require additional training.
5. Is residential inspection your specialty? Commercial buildings and construction sites are very different. You're looking for an inspector who has experience in residential sales.
6. Will you offer to do repairs or improvements? Some states allow this and some forbid it as a conflict of interest. Click through the link above for requirements in your state.
7. How long should the inspection take? Generally, inspecting a single family home (SFH) will take 2-3 hours; less is probably not thorough enough. This is one step that you don't want to rush through.
8. What will the inspection cost me? This will depend on your region, the size and age of the home, sometimes the listing price. The national average for a SFH is about $320.
9. What type of home inspection report do you provide? You can ask to see a sample to determine if the inspector's style is easy to understand. You should receive your full report within 24 hours.
10. Can I attend the inspection? The answer should be Absolutely Yes! A good inspector will educate you on all of your new home's systems -- how old they are, how well they've been maintained, and when you should plan on replacing them (think roof, HVAC, fireplace).

Your Realtor should attend the inspection with you (we always do!). A good Realtor will make sure that all of your questions are answered to your satisfaction, and will usually ask some of their own. One more set of eyes watching out for you is never a bad idea.