Top Questions to Ask Your Home Inspector Before the Inspection

5 October 2025

So, you’ve found the one—your dream home. 🎉 But before you pop the champagne and start planning décor, there’s one major step between you and confident homeownership: the home inspection. And trust me, this isn’t the time to play the strong, silent type. If you want to avoid costly surprises down the road, you need to come prepared with some hard-hitting questions for your home inspector before they even step inside.

Let’s break down the must-ask questions to ensure you’re getting your money’s worth and walking away with zero regrets.

1. What Does Your Inspection Cover?

Not all home inspections are created equal. Some inspectors do a deep dive, while others barely scratch the surface. So, ask upfront:

- Does the inspection include the roof? Crawl spaces? The foundation?
- What about plumbing, electrical, and HVAC systems?
- Will they check for mold, radon, or termites?

A solid inspector will provide a detailed list of what they check—and what they don’t. If something crucial isn’t covered, you might need to hire a specialist.

2. Are You Licensed and Insured?

Would you trust an unlicensed doctor to perform surgery? Didn’t think so.

While most states require home inspectors to be licensed, not all do—so ask! A qualified inspector should have:

✅ A valid state license (if applicable)
✅ Certification from a professional organization (like ASHI or InterNACHI)
✅ Errors and omissions (E&O) insurance

If they stutter or dodge this question? Red flag! 🚩

3. How Long Have You Been Inspecting Homes?

Experience speaks volumes. A seasoned inspector has seen it all—poor wiring jobs, sneaky structural issues, and foundation cracks hiding in plain sight.

Ideally, you want someone with at least 5 years of experience and hundreds (if not thousands) of inspections under their belt. If they’re newer, make sure someone on their team has the expertise to back them up.

4. Can I Attend the Inspection?

If an inspector says no, run. 🚀

A good inspector wants you there. Why? Because being present gives you a firsthand look at any issues, plus an opportunity to ask questions on the spot. Think of it as a crash course in your future home's health.

You'll get:
✔ A walk-through of major concerns
✔ Insight into how different systems work
✔ Tips on home maintenance from a pro

A great inspector won’t just hand you a boring report—they’ll educate you along the way.

5. How Long Will the Inspection Take?

If they say 20-30 minutes, they’re either a magician or a scam artist.

A thorough home inspection should last at least 2-3 hours—longer for bigger homes. Anything less, and they’re likely cutting corners. Remember, this isn’t a drive-by evaluation; it’s a deep dive into one of the biggest purchases of your life.

6. Can You Provide References or Sample Reports?

Let’s be real—you wouldn’t buy a car without reading reviews first. So why hire a home inspector without checking their previous work?

Ask to see:
- Sample inspection reports (a good one should be detailed, with photos and explanations)
- References from past clients (especially recent ones!)

If they hesitate, it’s a huge red flag. A confident inspector will have no problem showing off their work.

7. What Are Some Common Issues You Find in This Area?

Every region has its quirks. Are you in a flood zone? A termite hotspot? An area plagued by bad plumbing?

A knowledgeable home inspector will be well-versed in localized issues. They’ll know exactly what to look for based on your home’s location, age, and construction type.

8. How Much Will This Cost?

Nobody likes surprises—especially financial surprises.

Home inspection prices vary based on location, home size, and the inspector's experience. Expect to pay anywhere from $300 to $600 for a standard inspection.

Be wary of:
❌ Suspiciously low prices (cheap can mean rushed or inexperienced)
❌ Extra fees for “add-ons” that should be standard (like checking the attic or crawl space)

Pro tip: Don’t go for the cheapest option—go for the best value.

9. What Happens If You Find Issues?

Spoiler alert: every home has issues. The key is knowing which ones are deal-breakers versus fixable nuisances.

A good inspector won’t just say, “Yep, this is bad.” They’ll:
- Explain how serious the problem is
- Provide estimated repair costs
- Advise whether it’s an urgent fix or a “down-the-road” issue

Some buyers panic at the first sign of trouble—don’t be that person. Ask for context so you can make an informed decision.

10. Do You Offer Follow-Up Support?

What if you have questions after the inspection? Can you call them for clarification? Do they provide repair estimates or contractor recommendations?

An inspector who genuinely cares about their clients won’t ghost you the second they hand over the report. Look for someone who offers post-inspection support—even if just for a quick call or email.

11. Can You Explain the Report in Detail?

Let's be real: Home inspection reports can be a snooze fest if you don’t understand the technical jargon.

Before hiring an inspector, ask:
- Will the report include photos?
- Will it be easy to read, or filled with industry mumbo-jumbo?
- Will you walk me through the findings so I actually understand them?

A great inspector doesn’t just dump a bunch of info in your lap—they make sure you get it.

12. Do You Have Any Conflicts of Interest?

Your inspector should have zero ties to real estate agents, repair companies, or contractors.

If they conveniently recommend a specific roofer or plumber, be cautious. You want an unbiased, independent professional—not someone looking to make a few extra bucks from referrals.

13. What’s the Biggest Issue You See in Similar Homes?

Every home type has a common Achilles' heel. Older homes? They might have outdated electrical systems. Newer builds? Sometimes, they’re too rushed, leading to structural shortcuts.

A seasoned inspector will know what to keep an eye on, giving you valuable insight into potential long-term concerns.

14. What Should I Prioritize Fixing?

Not everything in an inspection report is an emergency. Some repairs can wait, while others demand immediate attention.

Ask your inspector to break it down:
🚨 Fix ASAP (e.g., active leaks, foundation cracks, bad wiring)
⏳ Fix soon (e.g., aging HVAC system, minor plumbing issues)
💰 Fix eventually (e.g., cosmetic updates, old appliances)

Knowing what’s urgent—and what can wait—will help you budget accordingly.

Final Thoughts

Your home inspection isn’t just another checkbox on the buying journey—it’s your first line of defense against unexpected repairs and financial disaster. A good inspector will give you solid answers, a thorough report, and the confidence to move forward (or walk away) with zero regrets.

So, don’t hold back—arm yourself with these questions and inspect the inspector before they inspect your future home. After all, knowledge is power, and in real estate? Power equals peace of mind.