15 Questions to Ask Your Home Inspector

Most buyers spend weeks comparing houses and only a few minutes choosing the person who will tell them what’s wrong with one. Yet the questions you ask your home inspector, before, during, and after the inspection, have a big impact on how much you get out of it.

As an InterNACHI Certified Professional Inspector (CPI) and the owner of Sherlock Homes Inspection Co, LLC, I welcome questions. In fact, the clients who ask the most usually make the best decisions. Here are the 15 I recommend every buyer ask.

Before You Hire: 5 Questions to Vet Your Inspector

1. What certifications and training do you have?
Look for an inspector who follows a recognized Standards of Practice and Code of Ethics, such as InterNACHI or ASHI. Certified inspectors complete ongoing education to stay current.

2. Are you insured?
Ask about general liability and errors and omissions coverage. A professional inspector should answer this without hesitation.

3. How many inspections have you performed?
Experience builds pattern recognition. An inspector who has seen hundreds or thousands of homes knows where problems hide in houses of a certain age, style, or neighborhood.

4. What does your inspection include, and what does it exclude?
Every inspection has limits. A good inspector will explain the scope clearly. You can also review Understanding What Your Home Inspection Covers and What Home Inspectors Don’t Check.

5. Can I see a sample report, and when will I receive mine?
The report is what you’re paying for. Make sure it’s detailed, organized, and easy to read, with photos. Timing matters too, since your due diligence clock is running. My clients receive their report before I leave the property.

During the Inspection: 5 Questions to Ask on Site

6. How serious is this, really?
Not every finding carries the same weight. Ask your inspector to separate safety hazards and material defects from routine maintenance.

7. Is this a repair, or does it need a specialist?
Some findings call for further evaluation by a licensed roofer, electrician, plumber, HVAC technician, or structural engineer. Knowing that early gives you time to schedule them.

8. What caused this?
A stain is a symptom. Understanding the cause, such as a failed flashing, a plumbing leak, or poor drainage, tells you whether the problem is ongoing.

9. Where are the main shut-offs?
Learn where to shut off the water, gas, and electricity. You’ll be glad you know the first time something goes wrong.

10. What maintenance should I plan for?
Ask which systems will need attention soon, from HVAC servicing to gutter cleaning, so you can budget for your first year in the home.

After the Report: 5 Questions to Ask Before You Decide

11. Which items would you prioritize?
If you’re building a repair request, ask your inspector which findings matter most. See Repairs or Credits? What to Ask For After a Home Inspection.

12. Would you recommend any additional testing?
Depending on the home, radon testing, a sewer scope, mold testing, or a wood destroying organism inspection may be worth adding. In North Georgia, radon testing is something I recommend for every home.

13. Is anything here a deal-breaker for most buyers?
Your inspector can’t make the decision for you, but they can tell you which findings tend to change deals. For more, read Can You Back Out of a House After the Home Inspection?

14. Can I call you with questions later?
Good inspectors stay available after the report is delivered. You’ll often think of questions days later, especially once contractor quotes start coming in.

15. Do you offer re-inspections?
If the seller agrees to make repairs, a re-inspection can verify that the work was completed properly before you close.

A Few Tips for Getting the Most From Your Questions

• Write your questions down before inspection day, especially concerns from the listing or seller’s disclosure.
• Share the seller’s disclosure with your inspector ahead of time.
• Take notes and photos during the walkthrough.
• Don’t be embarrassed to ask anything. Questions are expected, and there’s no such thing as a dumb one.

The Bottom Line

The right questions turn a home inspection from a report you skim into an education you use. Vet your inspector carefully, ask questions on site, and follow up before you make your decision.

I’m always glad to answer questions, before you book or long after the inspection is done. Contact me at david@sherlockhic.com or 770-490-7948.

Quick Answers

What should I ask a home inspector before hiring?
Ask about certifications, insurance, experience, what the inspection includes, and when you’ll receive the report.

Can my home inspector tell me whether to buy the house?
No. An inspector reports on the home’s condition so you can make an informed decision. The decision itself is yours.

Should I give my inspector the seller’s disclosure?
Yes. It helps your inspector pay extra attention to areas the seller has flagged.