Buying a home is one of the biggest investments most people make in their lifetime. To protect that investment, it’s crucial to conduct a thorough property inspection before finalizing the purchase. A professional inspection gives home buyers insight into the condition of the house and potential future issues. But it’s not just about scheduling the inspection—it’s also about asking the right questions. Whether you’re looking to hire a home inspector near you or preparing for a walkthrough, knowing what to ask can save you time, money, and stress.
Here’s a comprehensive guide to the 16 best questions to ask your home inspector before buying a home, with expert-backed advice that every buyer should know.
1. Are You Licensed and Certified?
Before hiring anyone, confirm they are licensed (if your state requires it) and certified through a professional organization like ASHI or InterNACHI. This ensures the inspector is trained and follows a recognized code of ethics.
2. How Long Have You Been Inspecting Homes?
Experience matters. A seasoned inspector has likely seen many structural problems, water issues, and safety hazards. Ask how many property inspections they’ve completed.
3. Can I Attend the Inspection?
A quality inspector will not only allow but encourage you to attend the inspection. It’s a great chance to get real-time advice and understand the condition of the home firsthand.
4. What Does the Inspection Include?
Not all inspections cover the same areas. Be clear on what’s included—such as roofing, foundation, plumbing, HVAC systems, and electrical work—so there are no surprises later.
5. What Doesn’t the Inspection Cover?
Understand the limitations of a general home inspection. Mold, pests, asbestos, and septic systems might require separate specialists.
6. How Much Will the Inspection Cost?
Get a clear estimate upfront. While cost shouldn’t be your only deciding factor, knowing the range helps you budget effectively.
7. How Long Will the Inspection Take?
Most inspections take 2-3 hours, depending on the size and age of the home. If an inspector promises a 30-minute inspection, that’s a red flag.
8. Will You Provide a Detailed Report?
Ask if the report includes photos, descriptions, and repair recommendations. A thorough report is a critical tool when negotiating repairs or adjustments with the seller.
9. How Soon Will I Get the Report?
Speed matters, especially when you’re under contract and facing deadlines. Most inspectors deliver the report within 24-48 hours.
10. Can You Explain This Problem to Me?
If you’re at the inspection, don’t hesitate to ask about any defects or issues in real-time. A good inspector can break down technical terms into understandable advice.
11. How Serious Is This Issue?
Not all problems are deal-breakers. Understanding what’s urgent and what can be handled later helps you make smarter decisions.
12. Would You Buy This Home Based on Your Findings?
While inspectors can’t offer personal opinions, many will share a general sense of the home’s condition if you ask hypothetically.
13. Do You Offer Re-Inspections After Repairs?
Some inspectors offer follow-up inspections to confirm that repairs were done properly. This can be useful during final walkthroughs.
14. Can You Recommend Other Specialists?
If the inspection uncovers issues needing further review (e.g., roofing, mold), ask if they can refer trusted professionals.
15. Are You Insured?
Professional liability (errors & omissions) insurance protects both you and the inspector in case something is missed during the inspection.
16. How Can I Contact You With Follow-Up Questions?
After receiving your report, you may have questions. Make sure your inspector is available to clarify anything unclear.
Hiring a qualified home inspector near you is just one part of the process. Knowing what questions to ask ensures you’re not blindly trusting a report but actively participating in the home buying journey. These 16 questions empower home buyers with the right knowledge and foresight to navigate the real estate process with confidence.
When you hire a home inspector near you who welcomes transparency, takes time to educate, and delivers thorough results, you’re setting yourself up for a smarter and safer investment.
Final Thoughts
Your dream home shouldn’t come with nightmare surprises. Ask the right questions, understand your inspection report, and always rely on certified professionals. Use this guide as your go-to resource before signing the dotted line.