How to hire a home inspector
First, find out whether your state requires home inspectors to be licensed. If so, be sure to verify that your inspector has a valid and current license.
Ask around for referrals. Your real estate agent probably knows more than one home inspector. Also check with friends, family, or coworkers.
Here are a few questions to help you get to know the inspector and compare your options.
- What does the inspection cover?
- How many residential inspections have you completed? For newer inspectors, is a more experienced inspector available to double check the work?
- How long will the inspection take?
- When will the inspection report be ready?
- How much does it cost?
Ensure your home inspector is not affiliated with the seller in any way. The inspector is on the buyer's team. You want to feel confident that person will look out for your best interests.
How much does a home inspection cost?
According to the Department of Housing and Urban Development, a typical price range is $300 to $500, but you might pay more. The price will vary depending on where you live and the condition and size of the home. A larger home could cost more. The home buyer pays for the home inspection.
Specialty inspections are not usually included in a presale visual inspection. If you need the home inspected for termite activity or mold (beyond what's visible), you may need to pay an additional fee or hire a special inspector.
Read our first-time home buyers guide to find out more about other costs you're likely to face.
What happens during an official home inspection?
The inspection process is a lengthy visual inspection of the home. It may take a few hours.
In addition to the items above, if the attic, basement, or crawl space are accessible, the inspector will probably enter those areas. Other items that are commonly checked include:
- Walls, ceilings, floors, and doors
- Interior plumbing fixtures
- Structural integrity
- Proper ventilation
- Visible termite damage
- Electrical panel
- Ground Fault Circuit Interrupter receptacles, which are outlets that protect you from getting shocked
- Carbon monoxide detector and smoke detector
- Garage door operation
Besides checking to make sure things work, the inspector will note any safety hazards.
After the inspection, you'll get a detailed home inspection report. What you do with the report is up to you. In some transactions, the home is sold as-is. No matter what comes up in the inspection, you can either take it or leave it. Other deals allow for an inspection contingency. That means you agree to buy the home provided the inspection is satisfactory. If it isn't, you can renegotiate. The seller might be willing to do a repair or reduce the price of the home if the inspector finds a problem.
Some types of mortgage loans require special inspections. The Federal Housing Administration loan program has its own inspection, for example.
Tips for home inspection day
Here are some tips to get the most out of your home inspection.
- Be there. You don't have to go to the inspection, but if you do, the inspector can point things out to you.
- Be prepared. Bring a blank inspection checklist and jot down questions to ask the inspector.
- Check for disclosures. Review any seller disclosures you received before inspection day. Be sure to ask your inspector to look at those areas and verify repairs. If you are buying a foreclosed home, there may be no disclosures.
- Let the inspector work. Avoid unnecessary interruptions.
- Make sure there's time to ask questions. Set aside some time before the inspector leaves.
Still have questions?
Here are some other questions we've answered: