If you’re wondering how to find a good home inspector, you’re not alone. No matter how amazing a home looks, you’ll want to kick those tires—hard—before you buy. And that means you need to know how to find a good home inspector.
A home inspector examines a home and points out any flaws, from a leaky roof to a faulty foundation. Typically home inspections happen in the days after your offer has been accepted but before you close the deal. That way, you can accurately gauge whether you really want to move forward, cut your losses, or renegotiate with the seller for a fairer price.
But an inspection is only as good as your inspector, so you have to make sure you’re dealing with someone who really knows their stuff. Here’s how to find a home inspector who’ll ace the job.
Are home inspectors licensed?
It seems like a no-brainer to hire an inspector who has been licensed or certified, but it’s not as simple as you think, according to Frank Lesh, executive director of the nonprofit American Society of Home Inspectors.
Not every state requires home inspectors to be licensed, and for those that do, the licenses can mean varying degrees of expertise, depending on the state’s requirements. There are also independent groups that certify inspectors where the quality varies considerably.
“Years ago, if you said you were certified, that meant something. But now there are companies online that give away certifications like popcorn,” says Lesh. So it’s important to research what the requirements for a specific license or certification are.
ASHI has its own certification that is rigorous and must be renewed every three years. You can search for certified inspectors by specialty on the ASHI website.
Do you need a specialist?
For most people, a good general inspector is all you need. Inspectors check only the visible parts of the home—they can’t open up walls—so if your inspector flags something that looks amiss, you’ll probably need to call someone else to dig deeper. It’s not at all uncommon to bring in an HVAC specialist, electrician, roofer, or plumber to give you an expert opinion based on an issue the inspector noted in the report.
However, there are inspectors who specialize in certain types of issues. If you’re buying a commercial property, you’ll want an inspector familiar with the requirements for the type of business you’ll be running. If you’re buying an older home, you’ll want someone familiar with historic houses and their common problems. There are specialists in radon testing, lead testing, FHA certification, and all kinds of other specific concerns. If you need someone with a specialty, that will quickly narrow your search even more.
How to find a good home inspector
Once you’ve found a few inspectors who meet your qualifications, you’ll want to talk to them and make sure your communication styles mesh. This is the person who’s going to be explaining what they find in your house to you. You want someone you can trust and who explains things in a way that makes sense to you.
Lesh compares it to getting a physical: When you get back all of your test results, you want someone whose bedside manner you like explaining what the results really mean for your long-term health.
Ask for a sample report
A good way to get a sense of how an inspector thinks is to see a sample report. This will give you an idea of how thorough the inspector is and how he explains problems, especially technical ones. Just remember: The inspector’s job is just to point out the issues to you, not to suggest fixes, estimate costs, or give advice about what to ask the sellers for in compensation.
By reading a sample report, you can get a feeling for whether or not this person can communicate problems in a way you feel confident that you understand. For first-time home buyers, it’s also a good way to see the kinds of issues that pop up during inspections. After all, if you don’t know what to expect, it can seem overwhelming to hear this barrage of problems with the house you were excited to buy. The sample report will temper your expectations.
Questions to ask a home inspector
Before you hire someone, here are some questions you should make sure to ask:
- What are your qualifications? (See above for more detail.)
- How long have you been doing this? Newer inspectors can do a good job, but you probably don’t want to be an inspector’s first client!
- How much do you charge? Lesh cautions that if someone is asking significantly less than other candidates, that could be a red flag.
- How long will the inspection take? The answer will be a ballpark figure, but if an inspector quotes you just an hour for a 100-year-old house, you might want to think again.
- Can I come along on the inspection? The answer to this should always be yes! It’s imperative that you understand the issues in the house, and having the inspector show you in person will always be better than reading a report. Also, most inspectors will point out things to you that aren’t necessarily a problem, but will require maintenance at some point. The inspection is a great opportunity to learn how to take care of your new home, and perhaps to get a punch list of things that will need to be repaired or replaced in your first few years of home ownership. For first-time homeowners especially, this is an incredibly valuable service that you won’t want to miss.
