Hiring a qualified home inspector is a crucial step in the home-buying process. A professional inspection can uncover potential issues and help buyers make an informed decision. However, not all home inspectors are the same, so asking the right questions can ensure you’re hiring the best professional for the job. Below are essential questions to ask a home inspector, along with my answers.
1. Are You Licensed and Certified? Before hiring a home inspector, confirm that they are licensed (if required in your state) and certified by a recognized organization, such as the American Society of Home Inspectors (ASHI) or InterNACHI. Certification ensures that your inspector has the necessary training and adheres to professional standards.
Our inspector TREC licensed as a Professional Real Estate Inspector #6060. He is also a International Association of Certified Home Insoectors (InterNachi) Certified Home Inspector and a North American Deck and Railing Association (NADRA) Certified Deck Inspector.
2. Are You Insured? Ask if the inspector carries errors and omissions (E&O) insurance. This coverage protects you in case the inspector misses a significant issue. It’s a sign of professionalism and accountability.
Yes, LarryInspects is insured. All licensed home inspectors in Texas are required carry E&O insurance.
3. What systems will the inspection include? A thorough home inspection should cover all major systems and components of the home, including the roof, foundation, electrical system, plumbing, HVAC, and more. Asking this question helps you understand the scope of the inspection and ensures you’re getting comprehensive service.
LarryInspects inspects all of these and more. That is why you can expect your inspection to take 3 ½ to 5 hours, or more.
4. What Will the Report Include? The inspection report is a vital document that outlines the inspector’s findings. Ask if the report will include photos, detailed descriptions, and recommendations. A well-documented report makes it easier to negotiate repairs or plan for future maintenance.
Detailed inspection reports by LarryInspects have always included many color photos of the property and observed deficiencies.
5. Do you perform Thermal Imaging Scans and if so how much do you charge?
LarryInspects does Thermal Imaging Scans on every property inspected at no extra charge.
6. Do you measure foundation elevations and if so how much do you charge? Equipment may include infrared camera, electronic level, combustible gas detector, carbon monoxide detector, moisture meters, etc.
LarryInspects uses a ZIPLEVEL® PRO-2000 High Precision Altimeter on every property inspected at no extra charge. This device measures the foundation level to 1/10".
7. Do you check for gas leaks and if so how do you do it? Some inspectors use soapy water while others use the olfactory method (sniff sniff). Equipment may include infrared camera, electronic level, combustible gas detector, carbon monoxide detector, moisture meters, etc.
LarryInspects uses an electronic combustible gas detector as needed on every property (with gas service) inspected at no extra charge.
8. Do you use other specialty equipment such as carbon monoxide detector, moisture meters, drone, etc?
LarryInspects is equipped with all of these and more. Our inspector regularly takes continuing education classes to keep up with new technology and techniques.
9. Do you do WDI (termite)inspections?
LarryInspects does not perform these inspections. Our inspector focuses on the home inspection and does not want the distraction of inspecting for wood destroying insects. He also believes that those who perform these inspections should be in the business of inspection and treating for wood destroying insects..
10. How long have you been a licensed inspector? While some inspectors do a great job right after licensing, all improve with time. 10 years of experience is better than 5 years. Experience matters in home inspections. Ask how long the inspector has been in business and how many inspections they’ve completed. An experienced inspector is more likely to spot subtle issues that could go unnoticed by a novice.
Our inspector has been a licensed Texas Professional Real Estate Inspector (#6060) since 2001 and has performed thousands of inspections. He also has over 50years of construction experience, has built several homes, and has taught at San Antonio College as a Home Inspection Adjunct Instructor.
11. How long will the inspection take? The duration of a home inspection varies depending on the size and condition of the property, but most inspections take 2-4 hours. Asking this question sets expectations and ensures the inspector allocates enough time to thoroughly evaluate the property.
Our inspection takes as long as it takes. As our inspector does only one inspection per day, there is never a rush to finish. You can expect most inspection to take 3 ½ to 5 hours.
12. May we accompany you on the inspection and ask questions during the process? Attending the inspection gives you a first-hand look at any potential issues and allows you to ask questions in real-time. A good home inspector will welcome your presence and explain their findings during the process.
You are encouraged to attend and follow our inspector for the entire inspection. Bring a notepad and pencil. Pester the inspector with questions. There will be plenty of information available that doesn’t belong on the inspection report. It’s your money... make the most of the inspection process.
13. Are you a member in good standing of a professional inspectors' organization? Membership in a professional inspectors' organization shows your inspectors willingness to further his education and share his experience with his peers.
Our inspector is a 20+ years member of the International Association of Certified Home Inspectors (InterNACHI), a member of the Texas Professional Real Estate Inspectors Association, member and Certified Deck Inspector - North American Deck and Railing Association, and is InfraRed Certified.
14. How much will the inspection cost? Price is usually based on the size of the house and other factors. Understanding the cost of the inspection upfront ensures there are no surprises. While price shouldn’t be the sole factor, it’s important to confirm what you’re paying for and whether it’s competitive for your area. Ask your inspector to see a copy of his pricing.
LarryInspects has no hidden fees. A pricing calculator is on our website for you to use. All of our inspections are priced using the same pricing structure. Inspections start at $299 and a discount for prepayment is available with every inspection.
15. How soon will we get the written report? Reports should be delivered within 24 hours.
Our reports are usually ready late the same evening or first thing the next morning. A link to a .pdf document will be emailed to you. The report remains available online for a period of 1 year.
16. Does your company sell or take a fee for providing the clients to others such as security services, satellite providers, warranty companies, etc? If the answer is yes, it may indicate a conflict of interest.
LarryInspects has never, or will never share the client’s information.
17. Does your company also do repairs when you find problems? If the answer is yes, it may indicate a conflict of interest.
LarryInspects has never, or will never solicit or perform repairs on any deficiencies found during the inspection.
Choosing the right home inspector is a critical step in your home-buying journey. Asking these questions ensures you hire a qualified professional who can provide a thorough, reliable inspection. Don’t hesitate to engage in a conversation with your potential inspector—they’ll appreciate your diligence and commitment to protecting your investment. For more tips and insights about home inspections, visit our website or contact us today to schedule your inspection.
Choosing the right home inspector can be difficult. Unlike most professionals, you probably will not get to meet me until after you hire me. Furthermore, different inspectors have varying qualifications, equipment, experience, reporting methods, and yes, different pricing. One thing for sure is that a home inspection requires work, a lot of work. Ultimately a thorough inspection depends heavily on the individual inspector’s own effort. If you honor me by permitting me to inspect your new home, I guarantee that I will give you my very best effort. This I promise you.
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