ArtsAutosBooksBusinessEducationEntertainmentFamilyFashionFoodGamesGenderHealthHolidaysHomeHubPagesPersonal FinancePetsPoliticsReligionSportsTechnologyTravel

How To Hire A Professional House Inspector

Updated on January 28, 2016

Once the offer for the house is approved, hire a certified. licensed, insured, professional, house inspector.

Make sure the inspector is associated with a house inspection national association. These associations set standards and professionalism along with offering the education and training needed to provide a competent, certified, house inspector.

It is a good practice to hire an inspector completely independent from your real estate agent.

Unfortunately, not all states require certification, license, or training. But, just because someone has a license and/or certification does not mean that person is a proficient inspector. Like any profession, there are good and bad inspectors. This reminds me of the movie "Groundhog Day." The piano teacher asks Bill Murray's character "You say this is your first lesson Mr. Connor?" And Phil (Bill Murray) says "Ya, but my dad was a piano mover." My point is, some people get up in the morning and decide today they are going to be a house inspector. Training, certification, and license is most important.

You must hire an inspector that will examine thoroughly the inner workings of the house meticulously enough to may cause the findings to be a deal breaker for you. It would be much better to know of the problems now opposed to later.

The following are some of the questions you should ask a potential inspector before hiring:

* How many paid inspections have you performed? ( 300 should be a minimum)

* Are you certified and licensed? Where?

* How long have you been a residential inspector?

* Are you a full time residential inspector?

* What type of insurance do you have? Should have General Liability and Errors and Omissions insurance.

- General Liability Insurance is in the event the inspector causes damage to the house or a person from his/her actions.

- Errors and Omissions Insurance is for claims that arise when an inspector misses something in the inspection or fails to report a defective item in the inspection report.

* What does the inspection include?

* Do you offer any guarantee?

* What is the cost of the inspection?

* May I see a copy of one of your completed reports?

* Will your report include pictures?

* How long will the inspection last? ( Average inspection should take 3-4 hours)

* Will you make note of building code violations?

* Will your inspection include out buildings and fences in your report?

* Are you a member of a national professional home inspection association? Ask to see the membership I. D.

* Do you participate in a continuing education program?

* Tell the inspector you will attend the inspection.

* After the inspection, how long will it take to receive the completed report? (should be 24 hrs or less)

* What type of testing equipment do you have? Moisture meter, combustible gas detector, carbon monoxide detector, receptacle/circuit analyzer, retractable mirrors, respirator, infrared camera, etc.

* Ask for at least three references from past inspections. Call them.

When the inspection takes place, as mentioned above, tell the inspector you will attend the inspection and that it will take place in the daylight hours.

Do not have the inspector make repair work generated from the inspection report.

It is difficult for the inspector to know what is behind wall or floor coverings. Request the inspector gather as much information as possible to assist you on a final purchase price.

Keep in mind, the inspector will not be able to tell you when something is going to fail.. But, the inspector should be able to tell you the average life of a piece of equipment in years so you can be prepared. (Example: Average life of the roof, air conditioning equipment, etc.)

The following items may not be covered by your house inspector's report:

* Pests.

* Soil conditions.

* Operating kitchen appliances, but needs to be noted in the report so you can put something in the contract if the appliances remain with the house.

* Lawn sprinkler system.

* Fire sprinkler system.

* Asbestos.

* Lead paint.

* Mold.

* Smoke detectors.

* Septic system.

* Operation of washer/dryer.

* Operation of air conditioning system.

* Swimming pool, spa, and equipment.

* Underground or above ground storage tank for heating oil.

* Above ground storage tank for propane.

* Health of trees and shrubs.

* Fireplace and chimneys.

* Alarms and intercom systems.

* Insulation voids in walls.

* If the house is up to code.

You may choose to hire a contractor to do the inspection. You will want the contractor to be experienced, competent, and professional to achieve the necessary results. You may want to hire a contractor for a specific trade such as electrical, plumbing, HVAC, foundation, etc. You will need to ask the contractor similar questions as you would a house inspector.

If you choose to hire a licensed, professional engineer, you will want to see the state seal, and also ask the engineer similar questions as you would an inspector or contractor.

Just because the person is a licensed, professional engineer, does not mean that person is experienced in residential construction, or residential inspection. There are professional engineers who are certified house inspectors.

Once you receive the inspector's report, it may make note of a major problem that is above the expertise of the inspector. If that happens, you will have to decide whether to hire a specialized contractor or professional engineer to investigate the problem thoroughly so you may decide if this kills the deal. This, of course, would be an added cost, but this major problem could develop into a huge dollar amount, and worth the expense.

And last, follow up on the inspector's recommendations and have the listed items repaired promptly, either by the seller, as agreed upon, or by you, the buyer, after you negotiate and take possession of the house.


    0 of 8192 characters used
    Post Comment

    No comments yet.


    This website uses cookies

    As a user in the EEA, your approval is needed on a few things. To provide a better website experience, uses cookies (and other similar technologies) and may collect, process, and share personal data. Please choose which areas of our service you consent to our doing so.

    For more information on managing or withdrawing consents and how we handle data, visit our Privacy Policy at:

    Show Details
    HubPages Device IDThis is used to identify particular browsers or devices when the access the service, and is used for security reasons.
    LoginThis is necessary to sign in to the HubPages Service.
    Google RecaptchaThis is used to prevent bots and spam. (Privacy Policy)
    AkismetThis is used to detect comment spam. (Privacy Policy)
    HubPages Google AnalyticsThis is used to provide data on traffic to our website, all personally identifyable data is anonymized. (Privacy Policy)
    HubPages Traffic PixelThis is used to collect data on traffic to articles and other pages on our site. Unless you are signed in to a HubPages account, all personally identifiable information is anonymized.
    Amazon Web ServicesThis is a cloud services platform that we used to host our service. (Privacy Policy)
    CloudflareThis is a cloud CDN service that we use to efficiently deliver files required for our service to operate such as javascript, cascading style sheets, images, and videos. (Privacy Policy)
    Google Hosted LibrariesJavascript software libraries such as jQuery are loaded at endpoints on the or domains, for performance and efficiency reasons. (Privacy Policy)
    Google Custom SearchThis is feature allows you to search the site. (Privacy Policy)
    Google MapsSome articles have Google Maps embedded in them. (Privacy Policy)
    Google ChartsThis is used to display charts and graphs on articles and the author center. (Privacy Policy)
    Google AdSense Host APIThis service allows you to sign up for or associate a Google AdSense account with HubPages, so that you can earn money from ads on your articles. No data is shared unless you engage with this feature. (Privacy Policy)
    Google YouTubeSome articles have YouTube videos embedded in them. (Privacy Policy)
    VimeoSome articles have Vimeo videos embedded in them. (Privacy Policy)
    PaypalThis is used for a registered author who enrolls in the HubPages Earnings program and requests to be paid via PayPal. No data is shared with Paypal unless you engage with this feature. (Privacy Policy)
    Facebook LoginYou can use this to streamline signing up for, or signing in to your Hubpages account. No data is shared with Facebook unless you engage with this feature. (Privacy Policy)
    MavenThis supports the Maven widget and search functionality. (Privacy Policy)
    Google AdSenseThis is an ad network. (Privacy Policy)
    Google DoubleClickGoogle provides ad serving technology and runs an ad network. (Privacy Policy)
    Index ExchangeThis is an ad network. (Privacy Policy)
    SovrnThis is an ad network. (Privacy Policy)
    Facebook AdsThis is an ad network. (Privacy Policy)
    Amazon Unified Ad MarketplaceThis is an ad network. (Privacy Policy)
    AppNexusThis is an ad network. (Privacy Policy)
    OpenxThis is an ad network. (Privacy Policy)
    Rubicon ProjectThis is an ad network. (Privacy Policy)
    TripleLiftThis is an ad network. (Privacy Policy)
    Say MediaWe partner with Say Media to deliver ad campaigns on our sites. (Privacy Policy)
    Remarketing PixelsWe may use remarketing pixels from advertising networks such as Google AdWords, Bing Ads, and Facebook in order to advertise the HubPages Service to people that have visited our sites.
    Conversion Tracking PixelsWe may use conversion tracking pixels from advertising networks such as Google AdWords, Bing Ads, and Facebook in order to identify when an advertisement has successfully resulted in the desired action, such as signing up for the HubPages Service or publishing an article on the HubPages Service.
    Author Google AnalyticsThis is used to provide traffic data and reports to the authors of articles on the HubPages Service. (Privacy Policy)
    ComscoreComScore is a media measurement and analytics company providing marketing data and analytics to enterprises, media and advertising agencies, and publishers. Non-consent will result in ComScore only processing obfuscated personal data. (Privacy Policy)
    Amazon Tracking PixelSome articles display amazon products as part of the Amazon Affiliate program, this pixel provides traffic statistics for those products (Privacy Policy)