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Detailed Questions for Home Inspectors

Updated: Mar 11, 2023



See the related page here for basic elements of service provider determinations & here for termite/moisture inspector questions. If you're my client, ask me for my spreadsheet of home inspectors if you want to choose one yourself. In it, I have answers to many of the below questions already for a number of inspectors. Whether getting an inspection before making an offer or after, it's best to reach out to inspectors ASAP (right after determining you want an inspection before an offer or right after contract ratification).

Simplified Text Option if relying on Adam's list of inspectors

For those relying on my list of home inspectors, many but not all questions in sections below may be already answered.

Sample text template:

Hi,


I was referred to you by Adam Garrett at Garrett Realty Partners who is representing me for a purchase that I now have under contract.


(if applicable, state if you are former or current military, a 1st time buyer, a first responder, &/or educator)


How much would a home inspection at ______ (full address including city/zip) with ___ sq ft cost including (A detached garage, shed, other structure, pool, other specific inspection, etc.)? When would your first availability be? When would the report be ready? What would your reinspection cost be there after seller repairs, or would it depend?


(Your Name)


Example:

Hi,


I was referred to you by Adam Garrett at Garrett Realty Partners who is representing me for a purchase that I now have under contract.


I'm a 1st time home buyer and a teacher.

How much would a home inspection at 1 Bob St, Hampton, VA 23666 with 3513 sq ft cost including inspection of a detached garage, shed, & pool? When would your first availability be? When would the report be ready? What would your reinspection cost be there after seller repairs, or would it depend?

Adam Smith

Why Adam no longer reaches out to inspectors himself

How much would a home inspection at (address) with ___ sq ft & ___ acres cost including (See note) and when would your first availability be?

When would the report be ready?

What certifications do you have & what types of inspections can you perform?

How many home inspections have you performed personally in your career?

Are you a 1 or 2 man team?

What physical tools/gadgets do you have available for inspections?

How much do you charge for re-inspections?

Additional Questions Sometimes Helpful


If using a REIN offer, the typical offer form in Hampton Roads, you should designate the various kinds of inspections your home inspector and other inspectors will perform within the offer itself, specifically on the Property Inspection Contingency Addendum.


If using a Virginia Association of Realtors offer, (typical outside of Hampton Roads in SE VA), you don't need to inform the seller of all the kinds of inspections you plan to perform.


If working with Adam, & you desire to perform a radon inspection, he has a radon detector that can be used at no cost to you (but which should be disclosed if using a REIN offer form), but keep in mind that he has no form of inspector certification. The detector is simple to use, however. He also has a separate 4 gas detector & thermal imaging camera but again no formal training/certifications on their use. For his most up-to-date list of tools/gadgets, see here.


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