National Property Inspections 

Interviewing the Inspector ~ Asking the Right Questions

1.    Are You a Full-Time Inspector?  You need a full-time inspector, preferably one that has extensive experience in residential inspections.  It takes time to build true expertise and it's almost impossible to get there part-time - the field is so broad that even experienced inspectors are constantly learning.

2.    What are your qualifications? A good home inspector will have years of inspection experience, a few hundred hours of class room experience and be able to tell you the last few continuing education classes attended.  He will also be a member of one of the major certifying organizations.  Paul, for example, is a member of ASHI, NACHI and the ICC.

3.    Do you have a current license?  The State of Washington requires home inspectors to licensed.   There are also a variety of certifications available from the International Code Council (Building Code specialists) to RESnet (Energy Raters) to ASHI and NAHI.  Your inspector should have all the mandatory licenses and certifications in their specialties.

4.     Do you carry professional errors and omission insurance? May I have a copy of the policy?   Ask whether a home inspector candidate carries errors and omissions insurance or is bonded. Even among the states that require home inspectors to be licensed, only a few mandate that they purchase insurance or post a bond. So, in most states, errors and omissions coverage or bonding is optional. Although not all good inspectors carry insurance, inspectors who are unconcerned with protecting their customers are less likely to be insured. Consequently, insurance coverage is one indication that an inspector intends to be in business for the long haul and wants to satisfy every customer to maintain a good reputation.

5.     Will I be able to attend the inspection?  The answer should be yes.  Expect to spend 3 hours at the inspection if you do attend.  A home inspection is a valuable educational opportunity for the buyer. An inspector's reluctance or refusal to let the buyer attend should raise a red flag.  The best inspectors will encourage you to attend and to ask questions.

6.     Do you provide any guarantees of your work?  It's best to hire an inspection company that offers a formal, written guarantee or warranty along with the inspection, although not many do.  Still, ask.

7.     How long will it take to get my report?  You are operating under a time limit on your inspection contingency so it is important to get your report as quickly as practical.  Some inspectors use laptop computers to provide the inspection report at the time of the inspection.

8.     How much will it cost?  Fees are determined by the size, age, value, location, and complexity of the home, and the service level you request. Additional services such as testing (e.g. radon) may be appropriate for some properties, for an additional fee.  Fees in our area are typically between $275.00 and $300.00.

9.     How much is a follow-up inspection?  Some inspectors will perform a re-inspection or follow-up service to verify that repairs were completed.  This provides a visual confirmation that the repairs have been completed and repaired items are functioning correctly. This is a critical step in maintaining quality control through the entire process.  It is important to determine this cost and add it to your inspection cost for a true measure of your financial commitment.

10.  Do you provide sample reports and Inspection Agreement that I can review?   Don't consider any inspection company that won't send you a sample of an actual inspection report and the Agreement. When you get the report, look at it in detail. The inspection report is a tangible representation of the level of detail and thoroughness of the inspection.  Same for the Agreement.