A bad home inspection can cost you thousands in hidden repairs—or worse, leave you buying a money pit. Hiring the right inspector means the difference between peace of mind and regret. Here's how to vet them before you sign the contract.
1. Verify Licensing and Credentials
Every reputable home inspector should hold a state license. Requirements vary significantly by state—some require 100 hours of training and coursework, others demand 300+. Check your state's licensing board website to confirm the inspector's credentials are current and in good standing.
Look for certifications from organizations like the American Society of Home Inspectors (ASHI) or the National Association of Home Inspectors (NAHI). These aren't required everywhere, but they signal commitment to standards and ethics. Ask the inspector directly: "Are you ASHI or NAHI certified?" If they dodge the question, move on.
2. Ask About Insurance and Bonding
Home inspectors should carry errors and omissions (E&O) insurance, which covers liability if they miss a major defect. This protects you if the inspector overlooks structural damage or a failing roof.
Request proof of current insurance before booking. Typical E&O coverage ranges from $250,000 to $1 million. A $250,000 policy is the baseline; anything less raises flags. Bonding is also worth confirming—it's a financial guarantee that the inspector will perform the job according to standards.
3. Request a Sample Report
Before hiring, ask to see a redacted copy of a recent inspection report. This shows you exactly what you'll receive. A thorough report should include:
- High-resolution photos of major systems
- Clear ratings (good, fair, poor, failed)
- Specific locations of issues (not vague language)
- Estimated repair costs or replacement timelines
- Pages of substance, typically 30–50 pages for a comprehensive inspection
If the sample report is 10 pages of generic paragraphs with no photos, that inspector is cutting corners.
4. Check How Many Inspections They Perform Weekly
A home inspector doing 8–10 inspections per week is rushing. A thorough inspection of a typical 2,000-square-foot home takes 3–4 hours minimum. If an inspector schedules them back-to-back, they're speed-running the job.
Ask directly: "How many inspections do you typically schedule in a day?" Aim for inspectors doing 2–3 per day, maximum. This shows they prioritize quality over volume.
5. Clarify What's Included (and What Isn't)
Standard home inspections cover the major systems: roof, foundation, HVAC, plumbing, electrical, and appliances. However, specialty inspections—radon testing, mold assessment, termite checks, pool inspections—often cost extra ($150–$500 each).
Confirm the base inspection fee upfront. Typical costs range from $300–$500 for a small home to $700–$1,200 for a large property. Ask what's explicitly included and what requires add-ons. Some inspectors bundle radon testing; others don't.
6. Ask About Follow-Up and Accessibility
Can you text the inspector questions after the report is delivered? Do they offer clarification calls? A good inspector makes themselves available for at least a few hours post-inspection to explain findings.
Also confirm: Will you get the digital report the same day, or three days later? Same-day digital delivery is standard now. If an inspector talks about mailing paper copies, they're out of touch.
7. Read Recent Reviews and Check References
Look at Google, Yelp, and Better Business Bureau ratings. Focus on reviews from the past 6 months—older feedback may not reflect current standards. A score of 4.5 stars or higher is typical for solid inspectors.
Ask the inspector for references from recent clients. Call at least two and ask: "Did they miss anything during the inspection that you discovered later?" and "Would you hire them again?" Real problems surface in these calls.
Frequently Asked Questions
Q: Should I attend the home inspection in person? Yes. Being present lets you ask questions in real-time and learn about the property firsthand. Most inspectors welcome it—it's actually a better experience than reading a report alone.
Q: Can I use Mercoly to compare and book home inspectors? Yes. Mercoly helps you find, compare, and book trusted home inspection providers in your area all in one place, making it easy to get quotes and verify credentials.
Q: What's the difference between a standard inspection and a radon test? A standard inspection visually examines systems and structure; radon testing specifically measures radioactive gas levels in the home over 48+ hours. Radon tests are separate add-ons (usually $150–$300).
Start comparing home inspectors today and book with confidence.