How to choose a home inspector

Choose the inspector yourself

Agents often keep a list of inspectors, and that can be a helpful starting point. But the inspector works for you, and you should be comfortable that the person has no reason to soften findings. Texas's rules show the kinds of conflicts regulators worry about: an inspector may not act as both inspector and broker or agent in the same transaction, and an agent must disclose to a client any relationship with the inspector. Even where your state has no such rules, ask.

Check the license and record

If your state licenses inspectors, look the person up on the regulator's website. Texas's license holder search, for example, lets you filter inspectors by location, see whether one has a disciplinary history and view recently completed education. Confirm the license is active and covers the type of inspection you need. Some states have no license, in which case ask about training, certifications and experience instead.

Also ask whether the inspector carries errors and omissions or general liability insurance. Texas requires proof of insurance for active inspectors; other states differ.

Know what a standard inspection covers

In Texas, the Standards of Practice set the minimum for an inspection of a one-to-four-family home for a buyer or seller, and inspectors must deliver a completed state report form. Most states that regulate inspectors work similarly. An inspection is generally visual. TREC's guidance gives useful examples of the limits:

• Inspectors are not required to inspect anything buried, hidden, latent or concealed, such as underground drain lines or buried gas pipes.
• They are not required to move appliances to look behind them.
• They do not predict how long a component will last; a report reflects condition on the day of the inspection.
• They do not inspect to current building codes unless they choose to and say so.
• Some specialties require separate licenses. In Texas, for example, termite inspections and mold assessments are licensed by other agencies.

Ask what the inspector includes and what you would need to add, such as a sewer scope, radon test, termite inspection or specialist review of a roof, foundation or pool.

Watch out for walk-through inspections

TREC warns consumers about inspectors who offer abbreviated walk-through inspections where the buyer takes notes. In Texas these do not follow the required standards, inspectors can face discipline for them, and the results may not be acceptable for home warranty disputes or to some lenders. Whatever state you are in, insist on a full written report.

Questions to ask before hiring

1. Are you licensed in this state, and can I see your license number?
2. How long have you been inspecting, and how many homes like this one, by age and type, have you inspected?
3. Can I see a sample report?
4. What is included, and what costs extra?
5. How long will the inspection take, and can I attend?
6. When will I get the report?
7. Do you carry insurance?
8. Do you have any relationship with the seller, listing agent or my agent?

Attend and read the report

Attend the inspection if you can, or at least the end, when the inspector walks through findings. Ask which items are safety issues, which are major, and which are routine maintenance. When the report arrives, read it in full; summaries can miss details. If anything is unclear, ask the inspector. Then decide with your agent whether to ask for repairs, a credit or a price change, or to walk away within your contingency period.

The bottom line

Pick an inspector yourself, check the license and disciplinary record where your state offers one, read a sample report and ask what is included. Avoid quick walk-through inspections, add specialty checks the house needs, attend if you can and leave enough time to act on the findings before your contingency expires.