Detailed Questions for Home Inspectors
Updated: Mar 11
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
I used to reach out to inspectors for scheduling myself. When I most recently did that, I would typically text 5 inspectors at the same time, and then present those options to buyers including the cost, the company name, when they would be available, and I would have the time of when the report would be available as well. For over 7 years, that went fine. If a buyer ever had a problem with a home inspector, they would sometimes inform me, I would sometimes reach out to the inspector directly to resolve the issue, and I would revise my list of inspectors based on problems. In late 2022, a buyer I had worked with, who I had shared 5 options to via email, shared a disclosure within the email about inspections prior to inspection that if they would hold me liable for issues that it would be better to choose their own inspector, and who I had a good relationship with at the time, decided that they wanted go after me/Garrett Realty Partners based on the home inspection that I had arranged for them after they initially tried to go after the seller/listing agent and home inspector directly. They were purchasing site unseen and signed the disclosure for that prior to offer. I shared with them the importance of looking at video from a large screen for showings. On the day of the inspection I sent a video to them that was far superior to seeking to protect them than what most buyer's agents would have done. My principal broker reviewed the video himself and said that it went far beyond what was expected and that what I shared was very comprehensive of the facts. Despite the property being sold as is, they wanted GRP to pay for a new inspection, for all items in the inspection report to be repaired at the expense of GRP, and for GRP to relist the house for free. My principal broker stated after review of the facts that I had done nothing wrong and that he did not feel that anything was owed to the buyers. In light of that incident, I sought advice from the leadership at GRP to prevent someone wanting to do that in the future, who advised that I no longer arrange for any home inspectors, but instead provide a list of options for them to reach out to regarding things like costs, dates and times. Today, I also will not send a list of options to those who haven't signed the GRP "Affiliated Business Disclosure And Recommended Service Providers" that after that incident has been modified accordingly to include unaffiliated businesses that are referred.
How much would a home inspection at (address) with ___ sq ft & ___ acres cost including (See note) and when would your first availability be?
Insert here if a shed, detached garage, pool, thermal imaging inspection, other detached structure, or additional inspection requested.
Even if you don't request a thermal imaging inspection, ask them, "Do you perform thermal imagery inspections with no additional fee?" If they do one standard for no additional fee, it's superior to one that doesn't, all other factors the same. Also if they do one for no additional fee, they do them all the time most likely and the quality could be superior to someone who charges additionally for them.
Do you offer any discounts? Examples include 1st time buyer discounts, military discounts, 1st responder discounts, etc.
When would the report be ready?
This time can range from anywhere between on site immediately after the inspection to greater than 3 days later.
What certifications do you have & what types of inspections can you perform?
(i.e. mold, moisture, wood destroying insect)
How many home inspections have you performed personally in your career?
Are you a 1 or 2 man team?
Secondary question: If a 2 man team, how many home inspections has your team mate performed?
What physical tools/gadgets do you have available for inspections?
Adam G is not an inspector, but has a thermal imaging camera, moisture reader, radon detector, 4 gas detector, blacklight, boroscope, 30' pole with camera, Samsung S-22 Ultra 5G in 2022 (the year it came out, and I tend to keep these updated), the brightest flashlight sold (in 2022), ladder, toolbox, drill, outlet tester, & drone. For his updated most comprehensive list, see his page on the subject