11 Questions to Ask a Home Inspector Before & After the Inspection
Purchasing a home can be the single biggest purchase and investment a person makes in their lifetime, so before buying a home, they should have a home inspection. The outcome will help them determine if they’re going to move forward and what to do about repairs if that’s an option.
If you’re still weighing whether a home inspection is necessary in the first place, that’s worth settling before you get to this list. Before picking up the phone to schedule one, buyers, especially first-time buyers who haven’t been through the process before(opens in new tab), need to be prepared to ask the right questions.
Questions to Ask Before the Home Inspection
1. How much does a home inspection cost?
Home inspection costs vary based on the size, age, and type of property, as well as any additional inspections or services requested. Ask for the total price upfront and confirm exactly what’s included in the fee. Some buyers question whether an inspection is really necessary, especially on a newly constructed home, it is.
The purpose of a home inspection is to know exactly what a buyer is purchasing and getting themselves into. Depending on the contract, they may be able to have items repaired or cancel the contract altogether, so regardless of cost, it’s something buyers need to budget for.
2. What does your inspection include, and what’s excluded?
Homebuyers should never assume an inspector is going to check the house from top to bottom, inside and out. Some home inspectors check appliances, plumbing, electrical, windows, and the roof, but not the pool or septic system. Get this in writing before you hire anyone, so you’re not left discovering a gap after the report is already in hand.
If a buyer needs a termite report for their lender or a wind mitigation report for insurance, they should ask about those directly. Most inspectors offer these as add-ons, but not all are licensed to perform them, so it’s important a buyer knows exactly what they’re paying for and whether they need to hire someone else.
3. Are you licensed and insured in Florida?
Confirm the home inspector is properly licensed in Florida and carries errors and omissions insurance. This protects you if something significant gets missed.
4. How long have you been performing home inspections?
Experience matters, especially with older homes or homes that have unusual systems, additions, or prior renovations.
5. Can you provide references or reviews from recent clients?
Reviews and references can give you a better sense of how thorough the inspector is, how clearly they communicate, and whether past clients felt comfortable asking questions.
6. Do I have to be at the home inspection?
Most inspections take place on a weekday at a time when a lot of buyers are working, so they wonder if they really need to take off work and be there. The answer depends on the buyer. Some want the inspector to go over the full report in person and physically point out issues, while others are fine reviewing the report on their own, which will contain detailed descriptions and photographs.
7. How long will the inspection take?
Inspection times vary. A small condo may only take 90 minutes, while an estate home could take six hours. If a buyer decides to attend, they can come toward the end with 30 to 45 minutes left, which gives them enough time to take a second look and measure if necessary. If they have contractors coming to provide their own estimates, they may need to be there the entire time.
Questions to Ask After the Home Inspection
1. What were your major findings?
While most home inspectors won’t provide a detailed report on-site, they should be able to give a summary of their findings. Most will start with major issues and work their way down from there.
Minor items, like caulking, often won’t come up in conversation at the inspection, but will still be in the final report along with photographs. Major issues, like a roof leak or mold, are usually explained in much greater depth.
2. Do I need an expert to further inspect this?
Home inspectors aren’t experts in every field. They may recognize certain issues they’ve seen many times before, so a further inspection won’t be necessary.
Other times, they may find an electrical issue they can’t fully identify, and that’s when a buyer should ask if a licensed electrician needs to take a closer look. The same goes for a roof the inspector thinks needs replacing, get a second opinion from a licensed roofing contractor.
3. What items need immediate attention?
Odds are the home inspector will find a laundry list of items, some that need immediate attention and others that can wait.
Hazardous items should be addressed right away, sometimes before a buyer even moves in, while smaller items, like a leaky faucet, can usually wait, though they’re worth having a plan for since small, inexpensive items have a way of turning into large, expensive ones.
For a closer look at how to sort what’s actually serious, our guide to common problems found during home inspections breaks down which findings tend to matter most.
4. What are the estimated costs for these repairs?
Costs can add up quickly once repairs and replacements are on the table. Most inspectors can offer a rough estimate, but for anything significant, it’s worth getting quotes from licensed contractors, since inspectors aren’t pricing experts. If you’re weighing whether to ask the seller for repairs or a credit, our guide to negotiating repairs after a home inspection walks through how to approach that conversation.
Frequently Asked Questions
What should I ask a home inspector before hiring them?
Ask about their license and insurance, how long they’ve been inspecting homes, and whether you can see references or reviews from recent clients. These questions tell you a lot before you ever pay for the inspection itself.
What questions should first-time buyers ask a home inspector?
First-time buyers benefit most from asking what’s actually included in the inspection, whether they need to attend, and what the inspector’s process looks like for explaining findings. It also helps to ask the inspector to walk through anything unclear in the report rather than guessing at what a term or photo means.
Is it okay to choose a home inspector based only on price?
Not ideally. A lower fee doesn’t always mean a lower quality inspection, but price alone doesn’t tell you much about experience, thoroughness, or how clearly they’ll explain what they find. It’s worth weighing cost alongside licensing, experience, and references.
What should I ask a home inspector after receiving the report?
Ask which findings need immediate attention, which ones should be evaluated by a specialist, and which items are routine maintenance or minor defects. If anything in the report is unclear, ask the inspector to explain the finding and its potential significance before deciding whether to request repairs or concessions from the seller.
Final Thoughts
There are many questions to ask a home inspector before and after a home inspection. It’s an opportunity for a buyer to learn more about the overall condition of the property, what needs to be fixed or replaced now, and what may need attention down the road.
Having this information upfront helps a buyer plan accordingly, financially and otherwise, and if any additional questions come up along the way, the inspector should be happy to discuss them directly.
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Buying a home? Don't walk into your home inspection unprepared. Here are 11 essential questions to ask your home inspector. #homeinspection #homebuyingtips #homeinspector
About the Author
Top Wellington Realtor, Michelle Gibson, wrote: “11 Questions to Ask a Home Inspector Before & After the Inspection”
Michelle has been specializing in residential real estate since 2001 throughout Wellington, Florida, and the surrounding area. Whether you’re looking to buy, sell, or rent, she will guide you through the entire real estate transaction. If you’re ready to put Michelle’s knowledge and expertise to work for you, call or e-mail her today.
Areas of service include Wellington, Lake Worth, Royal Palm Beach, Boynton Beach, West Palm Beach, Loxahatchee, Greenacres, and more.
Excellent post, Michelle. Smart home buyers should be knowledgeable about the home inspection process and understand what it covers as well as what it doesn’t.
Thank you for explaining that you should ask about their findings. I’ve been thinking about what kinds of things we should discuss with the home inspector. I’ll be sure to keep this question in mind when we go through the home.