How to Vet a Home Inspector: 7 Questions to Ask Before Hiring
A home inspection is one of the most critical steps in the home-buying process, providing you with a clear understanding of the property’s condition before making a financial commitment. However, not all home inspectors are created equal. Choosing a qualified, experienced, and thorough inspector can mean the difference between uncovering hidden defects and facing expensive surprises after closing.
To ensure you’re hiring a top-quality home inspector, here are seven essential questions to ask before making your decision.
1. Are You Licensed and Insured?
✅ Why It’s Important:
In Arizona, home inspectors must be licensed by the Arizona State Board of Technical Registration (BTR) to perform inspections legally. Licensing ensures that inspectors meet minimum competency standards and adhere to industry best practices.
✅ What to Ask:
Can you provide your Arizona home inspector license number?
Are you insured? What type of coverage do you carry?
✅ What to Look For:
The inspector should hold a valid and active license. You can verify their credentials through the Arizona BTR website.
They should carry Errors and Omissions (E&O) insurance and general liability insurance, which protects both you and them in case of mistakes or unforeseen issues.
🚩 Red Flag: If an inspector hesitates to provide proof of licensing and insurance, it’s best to move on to someone else.
2. How Much Experience Do You Have?
✅ Why It’s Important:
Experience matters. The more homes an inspector has evaluated, the better they are at identifying subtle but serious issues that an inexperienced inspector might overlook.
✅ What to Ask:
How long have you been inspecting homes?
How many inspections have you completed?
Do you have experience with homes in my area or of this age/type?
✅ What to Look For:
At least a few years of experience and several hundred completed inspections.
Familiarity with local construction methods, climate-related issues (e.g., Arizona heat), and common building problems in the area.
🚩 Red Flag: A new inspector with minimal experience and no mentorship from a seasoned professional.
3. What Does Your Inspection Cover?
✅ Why It’s Important:
A thorough inspection should cover all major components of the home, including structural integrity, electrical systems, plumbing, HVAC, roofing, insulation, and exterior elements like drainage and grading.
✅ What to Ask:
Can I see a sample inspection report?
What areas of the home do you inspect?
Do you check for mold, radon, or termites? (If not, do you recommend someone?)
✅ What to Look For:
A detailed, easy-to-understand report with photos and clear explanations.
An inspector who checks everything from the foundation to the roof and reports on safety concerns, potential future repairs, and code compliance.
🚩 Red Flag: Inspectors who only offer a basic visual inspection without checking critical systems like plumbing, HVAC, or electrical components.
4. Can I Attend the Inspection?
✅ Why It’s Important:
Being present during the inspection allows you to see issues firsthand and ask questions about potential concerns.
✅ What to Ask:
Can I walk through the inspection with you?
Will you explain any issues you find in real time?
✅ What to Look For:
A good inspector welcomes your presence and takes the time to explain findings in plain language.
They encourage questions and offer maintenance tips during the inspection.
🚩 Red Flag: An inspector who refuses to let you attend or rushes through the process without explaining their findings.
5. How Soon Will I Receive the Report?
✅ Why It’s Important:
Real estate transactions move quickly, and you need the inspection report as soon as possible to make informed decisions.
✅ What to Ask:
When can I expect to receive the report?
Will it include photos and explanations of the issues?
✅ What to Look For:
A turnaround time of 24 hours or less for the final report.
Comprehensive documentation with images, descriptions, and recommendations.
🚩 Red Flag: Inspectors who take several days to deliver a report or provide vague, incomplete information.
6. Do You Offer Follow-Up Support?
✅ Why It’s Important:
Sometimes, after reviewing the report, you may have additional questions or need clarification before making your final decision. A good inspector provides post-inspection support.
✅ What to Ask:
Can I contact you if I have questions after reviewing the report?
Do you offer a post-inspection walkthrough or phone consultation?
✅ What to Look For:
Inspectors who remain available after the inspection to address concerns.
Some inspectors offer free follow-up consultations for a certain period.
🚩 Red Flag: An inspector who won’t answer follow-up questions or provides vague responses.
7. Can You Provide References or Reviews?
✅ Why It’s Important:
Past clients can offer valuable insights into an inspector’s professionalism, thoroughness, and reliability.
✅ What to Ask:
Can you provide references from past clients?
Where can I find your online reviews?
✅ What to Look For:
Inspectors who have positive reviews on Google, Yelp, or other trusted platforms.
References who confirm the inspector was thorough, professional, and knowledgeable.
🚩 Red Flag: No online presence, negative reviews, or reluctance to provide references.
Final Thoughts: Hire the Right Home Inspector for Peace of Mind
Hiring the right home inspector is one of the smartest decisions you can make when buying a home. A thorough inspection protects your investment, helps you avoid costly surprises, and gives you peace of mind about your purchase.
By asking these seven key questions, you can vet potential inspectors and ensure you’re working with a qualified, experienced professional who will provide a detailed and honest assessment of the home’s condition.
Looking for a Reliable Home Inspector in Arizona?
At Dwellinspect Arizona, we pride ourselves on thorough, high-quality inspections that give buyers and real estate agents the confidence they need.
📞 Contact us today to schedule your home inspection and make an informed decision before closing! 🚪🔎🏡