Questions You Must Ask Before You Hire A Home Inspector

Before you buy a home you need a full home inspection performed by a licensed, reputable home inspector. This ensures there are no expensive surprises for you after you move in.

But finding a good home inspector can be difficult. Unless you have experience in real estate and buying homes, it is difficult to know what to look for in a home inspector.

Below are questions you need to ask before you hire a home inspector

1. What professional home inspection organization are you a member of?

While some states have very few rules regarding licensing and training of home inspectors, Florida for example requires inspectors to meet strict training and testing requirements before being awarded a home inspectors license. A reputable home inspector will be trained by one of the organizations: the National Association of Home Inspectors, the American Society of Home Inspectors or the International Association of Certified Home Inspectors (InterNachi).

In addition, you can probably check their license is current at your state website. In Florida this is regulated by the Florida Department of Business and Professional Regulation. You can search here for home inspector licenses in Florida

Each organization has different certification and licensing procedures and requirements. Being a member of an organization doesn’t mean you are a good home inspector, but it is a start.

2. What’s your background?

The best home inspectors are normally those who have worked in the construction industry. You want to work with an inspector who knows what’s inside the walls of your home and understands the basics of local building codes and requirements. (Note: A home inspector is not a code inspector. Only new homes or homes undergoing changes that would alter a component related to a building code are required to meet current building codes. Buying an existing home that met code when it was built doesn’t normally require it to be brought up to current building codes.)

3. How much experience do you have?

It’s OK to work with a new home inspector who has a background in construction or home repair. The key to a good home inspection is an understanding of how homes are built and what problems can arise from incorrect building practices or lack of maintenance.

NOTE: Florida began requiring licensing for home inspectors in 2011. Before 2011 anyone could call themselves a home inspector. When licensing was implemented, existing home inspectors who could demonstrate experience in home inspections were required to complete an 8 hour training course to be ‘grandfathered’ into the licensing program and receive their license. Getting a home inspector license after 2011 required new inspectors to complete a total of 120 hours of training covering all aspects of residential construction.

4. How long will the inspection take?

A 1500-2000 sq ft home should take between 2 and 4 hours to inspect properly. It could take longer for an older or more complex home with a swimming pool, irrigation system, crawlspace or unusual configuration. If an inspector says it will only take an hour or two, they probably won’t be doing the job right.

5. What will you inspect?

Each professional home inspector organization has a list of home systems and standards of practice for their home inspectors to adhere to.

At a minimum your home inspector should inspect the exterior, roofing and attic, site layout, plumbing, electrical, interior doors and windows, appliances, foundation/crawlspace. And the home inspector should be in good enough shape to access these places, even if a ladder or flashlight is required.

Remember that the home inspector can’t find every hidden problem, for example a frayed wire behind a wall or mold under the kitchen tile or behind the shower. Modern technology such as moisture meters and infrared cameras can help find many ‘invisible’ problems, but there is no guarantee the inspector will find everything.

6. Can I be present the inspection?

It’s your home inspection, you are paying and you are allowed to attend. Many home inspectors like having the client at the inspection so they can share their findings as they go along. A great inspector will talk you through everything he sees.

If the inspector you are considering hiring doesn’t want you at the inspection, find someone who does.

7. What kind of inspection report will I get?

Some inspectors are old school and use printed checklists to complete their reports. Many inspectors use software on tablets or smartphones to notate and take pictures of potential concerns. Pictures are really worth 1000 words when it comes to a home inspection report, especially if you are not familiar with construction terms.

Most inspectors will provide a report within 24 hours. Ask to see samples of their previous home inspections so you know what to expect.

If you have any questions about the content of this article or any other home inspection concerns, give me a call on 904-321-9121, I will be glad to assist.

All the best, and happy house hunting!

Paul Drayton is a licensed Florida Home Inspector. He is also certified by the Institute of Inspection, Cleaning and Restoration Certification in Water Damage Restoration, Advanced Structural Drying and Fire and Soot Restoration. He has over 7 years of experience in mold inspection and remediation. He is also a licensed and experienced Lead Renovation, Repair and Painting contractor (OSHA RRP)