How to Choose a Home Inspector

A home inspection is your last line of defense before you commit to what may be the largest purchase of your life. A great inspector doesn’t just check boxes — they explain what they find, what it means, and what it could cost you. The difference between a $400 inspection and a $50,000 surprise is the quality of the person on the ladder.

What to Look for in a Home Inspector

1. 1

   Certifications and training

   Look for ASHI (American Society of Home Inspectors) or InterNACHI certification. These require ongoing education and adherence to standards of practice.

2. 2

   Experience and volume

   An inspector who’s done 1,000+ inspections has seen problems that a newer inspector might miss. Ask how long they’ve been inspecting full-time.

3. 3

   Sample report

   Ask to see a sample report before you hire them. It should include photos, detailed descriptions, and clear explanations — not just pass/fail checkboxes.

4. 4

   Specializations

   Some inspectors also offer radon testing, mold testing, sewer scope, and thermal imaging. Bundling these can save you time and money.

5. 5

   Attend the inspection

   The best inspectors welcome you to walk with them. This is your chance to learn about the house and ask questions in real time.

6. 6

   Turnaround time

   You should receive the full report within 24 hours. If they take 3–5 days, your contingency timeline gets compressed.

7. 7

   E&O insurance

   Errors and omissions insurance protects you if the inspector misses something significant. Ask if they carry it.

8. 8

   Independence

   Your inspector should have no financial relationship with your agent, the listing agent, or any contractor they recommend.

Questions to Ask Before You Hire

Red Flags to Watch For

What Does It Typically Cost?

A standard home inspection typically costs $350–$600 depending on the home’s size and age. Add-ons like radon ($150), sewer scope ($200–$350), and mold testing ($150–$300) are usually worth the investment, especially on older homes.