Questions to Ask Your Home Inspector

You're under contract on your new home, earnest money has been delivered - and now it's time to schedule your home inspection (yikes!). The home inspection is the most critical step for most home purchases, as you will almost always find issues (we have yet to see a perfect home inspection report). Even new construction homes can have many significant issues that could cost thousands in future repairs. 

If you are working with one of our top-rated real estate agents, they can send you a list of their recommended inspectors so you can do your own research before selecting one. Online reviews are also very important, look at the most recent reviews to see how they are performing recently. And if your agent has recommended not getting a home inspection, this is a major red flag (make this part of your agent interview process).

1. Do you belong to a professional association?
There are many associations for home inspectors, but some groups confer questionable credentials or certifications in return for nothing more than a fee. Make sure the association your home inspector names is a reputable, nonprofit trade organization.

2. Will your report meet all state requirements?
Also, make sure the organization complies with a well-recognized standard of practice and code of ethics, such as those adopted by the American Society of Home Inspectors or the National Association of Home Inspectors. Ask for a sample report to check the thoroughness of the home inspector. The final report will be used in the inspection objection process, so it needs to be thorough with digital photos showing all issues.

3. How experienced are you?
Ask inspectors how long they’ve been working in the field and how many inspections they’ve completed. Also, ask for customer referrals. New inspectors may be highly qualified, but they should describe their training and indicate whether they work with a more experienced partner.

4. How do you keep your expertise up to date?
Inspectors’ commitment to continuing training is a good measure of their professionalism and service. Advanced knowledge is especially important with older homes or those with unique elements requiring additional or updated training

5. Do you focus on residential inspections?
A home inspection is very different from inspecting commercial buildings or a construction site. Ask whether the inspector has experience with your type of property or feature. The inspector should be able to provide sample inspection reports for a similar property. A good inspector will note in their report areas of concern that need further investigation by a licensed professional (roof, plumbing, electrical, etc). 

6. Do you also offer radon testing and sewer camera scopes?
Radon is a real issue in the front range of Colorado, with every other home testing positive for radon gas. High levels of radon gas have been shown to cause cancer, so this is an absolute must when buying a new home (especially with a finished basement). Most Denver homes have existing clay sewer lines that may have extensive root damage, cracks, or significant offsets in the joints. Replacing a sewer line costs $12,000 on average, so make sure you include this simple step.

7. How long will the inspection take?
On average, an inspector working alone inspects a typical single-family house in two to three hours; anything less may not be thorough.
How much will it cost?
Costs range from $400 to $700 but can vary dramatically depending on your region, the size and age of the house, and the scope of services. Be wary of deals that seem too good to be true.

8. Will I be able to attend the inspection?
The answer should be yes. A home inspection is a valuable educational opportunity for the buyer and a refusal should raise a red flag.

If you need a referral for a great home inspector, please contact us!