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How To Hire a Home Inspector

Since this is my first foray into blogging, I thought I would start by offering answers that people have about Inspections, in general.  Hopefully my comments are helpful and useful (and I will try to be at least a little entertaining!)

25 years ago, a home inspection was a rare thing, and professional home inspectors were few and far between. 

Now, nearly every buyer knows that they should get an inspection, and there are a seemingly endless supply of inspectors, all claiming some 'certification' or credentials that sound impressive.  But how do you know which is the right inspector for you?

Well, here are a few simple thoughts from someone inside the business (some of which, lots of inspectors  will be upset with me for revealing, and will hope you won't read them).

Interview them personally.  Don't just take someone's advice that  "this guy is good."  Talk to them. 

  • Ask them about what they do (and don't do - many don't walk roofs). 
  • Ask them about their reports (simple checklist, or descriptive narrative?)
  • Do they provide repair cost estimates? 
  • Are they licensed (if necessary in your sate)?
  • How long have they been in business?
  • What is their background and/or training?
  • Are they members of the BBB or Angie's List or other consumer oriented groups?
  • Most importantly, do they treat you with respect and listen to what your needs are?

You will quickly find that there is a world of difference in Inspectors and how they view YOU, the client, as part of the inspection.  Some see you as a necessary evil, or an interruption of "their" inspection.  You will know you have hired one of these inspectors if they hand you a measuring tape to keep you busy measuring rooms while they inspect.

This kind of inspector kills me.  Often on inspector chat boards they talk about "controlling" their inspection, as if the client is a bother.  Never forget:  The inspection is (and SHOULD be) all about YOUR education, and making YOU comfortable with your new home.

E & O Insurance.  Ask your inspector if they are insured.   Many inspectors treat this question as if you ahve just asked them for their Debit Card and PIN, but it is a legitimate and VERY intelligent question for clients to ask.  You wouldn't let an uninsured plumber work on your pipes, would you?  So why allow an uninsured inspector advise you on the entire home and all of its systems and components?  E&O (Errors and Omissions) Insurance is your protection that if the inspector misses something significant, that you won't be left paying for that mistake.

Experience.    My dad always said: "There is no substitute in life for experience." (He also said, "Experience is what you get when you didn't get what you wanted.")  This is also true when it comes to inspectors.  While some may have read it in the best books available, you simply have to learn some things by doing them.  (Like, for example, never test the door to a room by closing it from the inside of the room.  The reason why will be instantly clear when the knob falls off in your hand and you are stuck on the interior.)

You will know just by talking to an inspector and asking them the questions listed above whether you are talking to a raw "newbie" or a seasoned pro.  Some pride themselves on "writing up" lots of defects, but often, many of these items are actually quite common and relatively minor (the kinds of things most sellers won't address or compensate for).  Some inspectors also pride themselves on being disliked by Realtors.  This simply mystifies me since most Realtors I know honestly care about putting their client in a good home, and respect the opinion of the inspector.  Most times, this indicates to me an inspector who is a little full of himself, and may be out to prove how much he knows, or wants to make a major deal out of a minor issue.

In general, I would recommend an inspector who has performed at least 1,000 inspections - but even among these, you must ask the other questions to get the best fit for your needs.

Choices.  Does the inspector offer choices to accommodate you?  All buyers are not the same.  All homes are not the same.  So why do most inspectors offer the same inspection to all clients?  Ask if they offer choices in prices, level of detail, and services offered.  An investor seeking an opinion on the basic components (structure, roof, electrical, plumbing, HVAC) of a home they intend to renovate may not need the meticulous detail required by a nervous First Time Buyer.  Don't be afraid to ask for what you really need, even if it seems to be more (or less) than what the inspector typically offers.  If the inspector you speak to can't offer the service you need, keep searching, you will find one that does.

Price.  Which brings us to the last point, and the first question most people ask:  "How much does an inspection cost?"  The answer is - it depends (mostly on your area of the country, and the size of your home).  Most inspectors base the price on square feet (the larger the home, the longer it takes to inspect).  Be cautious of those who use price or zip code as a determining factor (buying a more expensive home in a more affluent neighborhood can dramatically increase your price with these inspectors who believe you must have more money to spend).  Shop prices around.  You CAN and WILL find a reasonably priced inspector who is every bit as good or better than the highest priced inspectors. 

A good clue is: If someone doesn't post their prices on their website, they are higher than is typical.  Again, many inspectors will react rudely with some variation of "you get what you pay for."  Ask that inspector if they buy Premium Unleaded at the most expensive gas station in town, and then look through the grocery store circulars to find the highest priced items available  - after all, they must be the best if they are the most expensive!

I hope this was helpful (wow, is it long!).  And I always welcome questions and feedback.

Sherlock Homes


Name: Joseph Michalski - PA Home Inspector (15 Associations)
Company: Sherlock Homes Inspections
Email: Contact Joseph Michalski - PA Home Inspector
Website URL:
Office Phone: (215) 620-5308
Cell Phone: (215) 620-5308

Offering different levels of guaranteed inspections to meet the needs of different clients throughout the Delaware and Lehigh Valleys. BBB Member, Angie's List Super Service Award Winner 2006.


Picture of Inspector: Joseph Michalski - PA Home Inspector (Sherlock Homes Inspections)

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