10 Things To Check Off When Choosing Your Next Home Inspector

Buying a home is exciting, but let’s be real, it’s also a little nerve-racking. 

You’re about to spend a huge chunk of money, and the last thing you want is to move in and find out the roof leaks or the wiring’s a mess.

That’s where a good home inspector comes in. They’re the person who digs into all the little details you might miss, giving you a clearer picture of what you’re really buying.

But here’s the catch: not all home inspectors are the same. Some are thorough and detail-obsessed, while others might breeze through and miss the stuff that really matters. 

Picking the right one can make all the difference between peace of mind and expensive surprises later.

In this post, we’ll go over 10 things to check off when choosing your next home inspector.

#1 Licensing And Certification

Depending on where you live, home inspectors might be required to have a license to legally operate. Some states are strict about it. Others? Not so much. 

But even if it’s not required where you are, you should still look for someone who’s gone through proper training and gotten certified.

There are a few big organizations you’ll want to keep an eye out for, like:

• ASHI (American Society of Home Inspectors)
  
• InterNACHI (International Association of Certified Home Inspectors)

These groups have standards, ongoing education, and testing, so if your inspector is a member, that’s a good sign they take their work seriously.

Ask to see proof of licensing and certification. 

A legit inspector won’t bat an eye, and they’ll hand it over with confidence.

Also Read: The 12 Types Of Home Inspections

#2 Experience In The Field

There’s no substitute for real-world experience. You want someone who’s been around the block (and inside the basement, attic, and crawlspace). 

Experience brings confidence, sharper instincts, and a better understanding of what to look for.

Ask how long they’ve been doing inspections and how many homes they’ve looked at over the years. Someone who’s done a few hundred inspections is going to spot things that a newbie might miss.

Also worth asking: Have they inspected homes similar to yours? 

If you’re buying an older house, a newer inspector who’s only dealt with recent builds might not catch common issues in vintage properties.

#3 Specialization

Not every home is a cookie-cutter build. If you’re buying a century-old farmhouse, you want an inspector who knows how to deal with older structures. 

If it’s a new build, you’ll want someone familiar with modern materials and building codes.

Specialization matters because different homes come with different risks. 

Historic properties may have outdated wiring. Waterfront homes can hide water damage. Big properties with guest houses or outbuildings may need extra time and attention. 

Finding an inspector who specializes in the type of home you’re buying can save you from a lot of headaches.

Also Read: Do All Popcorn Ceilings Have Asbestos?

#4 Sample Reports

You can learn a lot about a home inspector just by looking at one of their reports.

Ask for a sample. A good report should be clear, detailed, and easy to understand. It should include photos (lots of them), descriptions, and recommendations.

If it looks like it was written in 1998 using a fax machine and a potato – yeah, that’s a red flag. 

You want something that helps you make informed decisions, not something that leaves you more confused than when you started.

#5 Insurance Coverage

This one doesn’t get talked about enough, but it’s super important. 

A good home inspector should have two types of insurance:

• General liability insurance (covers property damage that happens during the inspection)
  
• Errors & omissions (E&O) insurance (covers stuff they might miss that causes problems later)

Say the inspector accidentally knocks over a priceless vase. Or worse, they miss a major issue with the roof and you’re stuck footing the bill. If they’re properly insured, you’ve got a little backup.

So yeah, ask about insurance. It’s not awkward. 

Plus, anyone professional will be happy to confirm they’re covered.

#6 Reputation And Reviews

Online reviews are your best friend here.

Hop on Google, Yelp, or even local Facebook groups. Look for consistent themes in the reviews. 

Are people saying the inspector was thorough, easy to work with, and explained things well? Or are there complaints about rushed inspections, missed problems, or hard-to-understand reports?

Also, feel free to ask for references. A solid home inspector won’t blink at that request. They’ll likely have a few happy past clients who’ll sing their praises.

Word of mouth goes a long way in this business.

#7 Availability And Turnaround Time

Timing matters when you’re buying a home.

When you need an inspection, you usually need it FAST.

Ask upfront how soon the inspector can fit you in. Some are booked out for a week or two. Others might have flexibility and can squeeze you in within a couple of days.

Then, check how long it’ll take to get the report. Some deliver the same day. Others might take 48 hours. It’s not always a deal-breaker, but if you’re on a tight timeline, you’ll want to know this before you commit.

A great inspector is both thorough and reliable on deadlines – because your deal might depend on it.

Also Read: How Long Does A Home Inspection Take In Virginia?

#8 Prices

Of course, cost matters. But don’t just go with the cheapest option.

Home inspections usually fall in the $300 – $600 range, depending on where you are and how big the house is. Some inspectors charge extra for things like crawl spaces, detached buildings, or specialized equipment.

What you’re really paying for is peace of mind. So ask for a quote upfront, get a breakdown of what’s included, and don’t be afraid to compare a couple options.

Just remember: this is one place where cutting corners can really cost you later.

#9 What’s Included

Not every inspector covers the same things. Some might go deep into electrical systems, while others take more of a surface-level approach. 

Before hiring, make sure you know exactly what’s included.

A solid home inspection usually covers:

• Roof and attic
  
• Foundation and structure
  
• Plumbing systems
  
• Electrical systems
  
• HVAC (heating and cooling)
  
• Interior and exterior condition

Extra tests like radon, asbestos, or mold usually aren’t included in the base price, but you can often add them on if needed. 

Always ask upfront so you don’t assume something is covered when it’s not.

#10 Willingness to Answer Questions

This might be the most important one. Seriously.

You want someone who’s cool with questions before, during, and after the inspection. 

The best inspectors are teachers at heart. They’ll point stuff out, explain what it means, and help you understand which issues matter and which ones are just minor quirks.

During the inspection, follow them around if you can. Ask what they’re seeing. Most inspectors love showing off what they know, and it’s a golden opportunity to learn about your future home.

If someone seems annoyed or brushes you off? That’s a hard no.

Also Read: 10 Things That Fail A Home Inspection

Bottom Line

Choosing a home inspector isn’t just another box to check in the buying process. It’s one of the smartest moves you can make to protect yourself, your budget, and your peace of mind. 

The right inspector will dig deep, spot issues you’d never catch, and give you the info you need to make confident decisions.

So go through this checklist before you hire. 

Make sure they’re licensed, experienced, insured, and communicative. Also check reviews, look at a sample report, and confirm what’s included.

At the end of the day, a good inspector is more than just another professional in the process.