15 Questions to Ask a Home Inspector Before Hiring
A five-minute phone call before you book is the best investment you can make in your inspection. These 15 questions sort professional inspectors from unqualified ones -- and what each good answer sounds like is just as important as the question itself.
How to Use This List
You do not need to ask all 15 questions in one call. Pick the ones most relevant to your situation and the property you are buying. Questions 1 through 3 are non-negotiable for every buyer. Questions 4 through 8 are especially important for older homes or unusual property types. Questions 9 through 15 help you evaluate professionalism and accountability.
Pay as much attention to how an inspector answers as to what they say. Confidence without defensiveness, specificity without arrogance, and a willingness to admit limitations are all signs of a professional who takes their work seriously.
The 15 Questions
“Are you licensed in this state, and can you provide your license number?”
A confident, specific answer: their license number, the issuing board, and an offer to send confirmation. They do not hesitate.
Vagueness about whether licensing is required, a claim that they are "grandfathered," or reluctance to share a number.
“What certifications do you hold, and are they currently active?”
Specific certification names (InterNACHI, ASHI, NAHI, CMI) with member numbers or membership IDs they can share.
"I am certified" with no details, or listing certifications they cannot verify with a current membership number.
“How many inspections have you completed, and how many do you do per year currently?”
A clear total -- ideally 500 or more -- and a current annual volume that indicates full-time work (150+ per year).
Vague answers like "thousands" with no specific number, or a very low annual volume that suggests part-time practice.
“Do you have experience with homes of this age and type?”
Specific experience with the property type -- e.g., pre-1950 construction, condos, multi-family, manufactured homes -- and mention of what issues they typically find.
Generic confidence with no specifics, or admission that the property type is unfamiliar.
“What exactly is included in your standard inspection, and what is excluded?”
A clear scope: structure, roofing, exterior, electrical, plumbing, HVAC, insulation, windows and doors. Clear explanation of exclusions (pools, detached structures, specialty systems) and how to add them.
Vague assurances that they inspect "everything," or an inability to list what is and is not covered.
“Can you send me a sample report from a recent inspection?”
They send a sample report promptly. The report includes photos, written descriptions of each finding, severity ratings, and a summary. It is a readable document, not a checklist.
Refusal, evasion, or a sample that is a 2-page checklist with no photographs or explanations.
“How long will the inspection take on a property of this size?”
A specific range tied to square footage -- for example, 3 to 4 hours for a 2,000 square foot home -- with acknowledgment that unusual features may extend the time.
"About an hour" for a full-size home, or vague assurances without any timeframe.
“When will I receive the written report?”
Within 24 hours of the inspection -- same day delivery is common among professional inspectors.
"A few days" or any answer that extends beyond 48 hours without a specific reason.
“Do you carry Errors and Omissions insurance? What is the coverage limit?”
Yes, with a specific coverage limit (commonly $100,000 to $500,000) and willingness to provide a certificate of insurance on request.
No E&O coverage, evasion, or dismissal of the question as unnecessary.
“Can I attend the inspection, and do you encourage it?”
An enthusiastic yes -- good inspectors want clients present because it makes their work more useful and reduces disputes.
Discouraging attendance, suggesting they work better alone, or framing client presence as a liability.
“Will you walk me through your findings at the end of the inspection?”
Yes, with a verbal walkthrough that prioritizes findings by urgency and answers your questions in real time.
Suggesting you just read the report, or that they do not typically do walkthroughs.
“How do you handle areas you cannot access?”
They document limited access areas clearly in the report, note what could not be evaluated, and recommend a specialist when warranted.
Claiming they always access everything, or suggesting inaccessible areas are simply skipped without documentation.
“Do you offer any specialty add-ons, such as radon testing, sewer scope, or mold sampling?”
Clear information on what they offer, pricing for each add-on, and honest guidance on whether they are relevant for the specific property.
No awareness of specialty services, or pressure to add everything without assessing relevance.
“Have you ever had a complaint filed against your license or certification?”
Honest disclosure if applicable, with context. Every inspector who has worked long enough has received at least one dispute. What matters is how it was resolved.
Blanket denial without any acknowledgment, or hostility toward the question.
“What happens if a significant issue is found after closing that you missed?”
A clear explanation of their dispute resolution process, reference to their E&O insurance, and honest acknowledgment that inspections have scope limitations.
Defensiveness, dismissal, or a contract clause that eliminates all liability regardless of circumstances.
Frequently Asked Questions
A quick phone call is better than email for initial vetting. You learn more from how someone speaks about their work than from a written reply. Call with your five most important questions and notice whether they answer confidently and specifically or deflect with generalities.
Errors and Omissions (E&O) insurance covers you financially if the inspector misses a significant defect that causes you measurable loss. Without it, you have little legal recourse even if negligence is clear. Always confirm E&O coverage before signing an inspection agreement.
A thorough inspection of an average single-family home (1,500 to 2,500 square feet) takes 2.5 to 4 hours. Larger homes, older homes, and properties with multiple systems or specialty concerns take longer. An inspector who says they can do it in 90 minutes is either rushing or skipping sections.
A professional inspection report should include a written description of every system inspected, photographs of every deficiency noted, a severity rating for each finding (safety hazard, major defect, minor defect, maintenance item), and a summary section. Reports delivered as a simple checklist without photos or descriptions are inadequate.
Inspectors can only assess what they can safely see and access. If an attic hatch is too small to enter, if insulation covers the subfloor, or if a crawl space has standing water, those areas will be noted as inaccessible. Ask the inspector how they handle limited access: a good inspector documents it clearly and recommends further evaluation by a specialist, rather than simply skipping it.