25 Essential Questions to Ask Your Home Inspector (And When to Ask Them)

Before the Inspection: Setting Expectations

The questions you ask before hiring an inspector are just as important as those you ask during the inspection itself. Here's how to prepare for each stage.

Questions to Ask When Hiring an Inspector

About Their Qualifications:

1. Are you licensed in Florida? All Florida home inspectors must have an HI license.
2. What certifications do you hold? Look for InterNACHI, ASHI, or similar professional memberships.
3. How long have you been inspecting homes? Experience matters, especially with South Florida's unique construction and climate challenges.
4. How many inspections have you completed? Inspectors who've seen hundreds of homes can spot issues more quickly.
5. Do you carry insurance? Both general liability and errors & omissions insurance protect you.

About the Inspection Process:

1. What does your inspection include? Confirm all major systems are covered: roof, structure, electrical, plumbing, HVAC, and more.
2. How long will the inspection take? A thorough inspection of an average-sized home takes 2-4 hours. Beware of inspectors who rush.
3. Can I attend the inspection? The answer should always be yes. Your presence allows you to learn about your potential home firsthand.
4. When will I receive the report? Most quality inspectors deliver within 24-48 hours.
5. Can I see a sample report? Review their report format to ensure it's detailed and understandable.

During the Inspection: Learning Your Home

This is your opportunity to walk through the property with an expert. Don't be shy about asking questions—it's what you're paying for.

Questions About Specific Systems

Roof and Exterior:

1. What's the estimated age and remaining life of the roof? This affects insurance rates and future maintenance costs.
2. Are there any signs of previous storm damage? South Florida homes often have hidden hurricane damage.
3. How is the drainage around the foundation? Poor drainage leads to water intrusion and foundation issues.

Electrical System:

1. Is the electrical panel adequate for the home's needs? Older homes may have outdated panels that need upgrading.
2. Are there any safety concerns with the wiring? Issues like aluminum wiring or lack of GFCI outlets in wet areas are important to know.

Plumbing:

1. What type of pipes does the home have? Materials like polybutylene can be problematic and may affect insurance.
2. Is the water heater in good condition? Ask about its age and any signs of wear.

HVAC:

1. How old is the air conditioning system? AC units in South Florida work hard and typically last 10-15 years.
2. When was the system last serviced? Regular maintenance extends equipment life significantly.

Questions About Problems Found

When the inspector identifies issues, ask:

1. How serious is this problem? Not all issues are equal. Understand which are safety hazards, which are minor, and which are simply maintenance items.
2. Is this something that needs immediate attention? Prioritization helps you understand what's urgent versus what can wait.
3. What would repair typically cost? While inspectors aren't contractors, experienced ones can provide ballpark estimates.
4. Should I have a specialist look at this? Some issues require further evaluation by electricians, plumbers, roofers, or structural engineers.

After the Inspection: Making Decisions

Once you receive your report, you may have follow-up questions.

1. Can you walk me through the report? A good inspector is available to explain findings and answer questions after the inspection.
2. What would you do if this were your home? Sometimes this direct question helps you understand the inspector's honest assessment of overall condition.

Tips for Getting the Most From Your Inspection

Be Present and Engaged

Walk through the inspection with your inspector. Take your own notes and photos. Ask questions as they arise.

Focus on the Big Picture

Don't get distracted by cosmetic issues. Focus on:

• Structural integrity
• Major systems (roof, electrical, plumbing, HVAC)
• Safety hazards
• Water intrusion or moisture problems

Understand the Limitations

Home inspections are visual assessments. Inspectors can't see inside walls, under floors, or predict the future. They report on conditions observed during the inspection.

Use the Report as a Tool

Your inspection report is valuable for:

• Negotiating with the seller
• Planning future maintenance
• Understanding your home's systems
• Prioritizing improvements

The Right Mindset

Remember: no home is perfect. The goal isn't to find a property with zero issues—it's to understand what you're buying and make an informed decision.

A good inspector helps you see the home clearly, including both its strengths and weaknesses. The questions you ask turn a simple inspection into a valuable education about your potential new home.