Most states do not require persons performing home inspections to be license. In these states, anyone can call themselves a home inspector, so it is important to screen and qualify an inspector before hiring him.

How to Read a Home Inspection Report

Before hiring a home inspector, ask them to explain the type of report format they provide. There are many styles of reports used by property inspectors, including the checklist, computer generated inspection programs, and the narrative style.

Avoid Vague Report Styles

The most important aspect of an inspection report is the descriptions given for each item. A report that indicates the condition as “Good”, “Fair” or “Poor” without a detailed explanation, is vague and can be easily misinterpreted.

Screen Your Home Inspector Carefully

Is the inspector experienced? A full-time inspector who performs 200 or more inspections per year and has many years experience is most desirable.

Does the inspector seem knowledgeable? An inspector must have full working knowledge of every system in a home. Most inspectors had formal training in just one trade. To become inspectors they had to cross-train in all the other relevant trades. The more knowledgeable inspectors started with a degree in a field such as engineering or architecture that provides a broad background in general construction or they were trained to operate as a general contractor. These are good bases to build from. One does not acquire this kind of knowledge by taking a few courses or reading a book. A good rule of thumb is to look for fifteen years of combined formal training and on-the-job experience in related fields.

Who referred you to the inspector? The best referral is from someone you personally know and trust who was satisfied with the inspector’s performance. Although many real-estate professionals refer quality home inspectors there is a possible conflict of interest with this type of referral. If you were not reliably referred to the inspector then ask for references from past clients, preferably from several years past.

Which inspector will the inspection company send? When dealing with an inspection company the reputations of both the company and the inspector who is assigned to your home are important. Request that an experienced inspector be assigned rather than a new one.

Is the inspector covered by errors and omissions insurance and general liability insurance? It is to your advantage that your inspector has this coverage. Do not be afraid to ask for a copy of the policies.

How long does the inspection take? Ask how long the inspection will take and how many other inspections will be performed on the same day as yours. If the inspection takes less than 2 hours find another inspector. Performing a thorough inspection is very tiring, so arrange to be the first or second one of the day.

What type of report do you get and when do you get it? You may want to ask this question since there are several answers. An inspection should include a signed report that describes what was inspected and the condition of each inspected item. Some inspectors use a checklist type of form with stock responses. Other inspectors simply provide a written description of the conditions found. A modern alternative to these are computer-generated reports. The best of these are generated by advanced home inspection software systems and include comments specific to each home.

Is the inspector affiliated with any organizations? There are many local, state, and national organizations that an inspector can join as well as many franchises that an inspector can purchase. However, membership in any organization does not guarantee a quality inspector. In the end, the individual inspector’s experience and knowledge will determine the quality of the inspection.

Poor Reports

An example of a vague condition would be: Kitchen Sink: Condition – Good, Fair, or Poor. These descriptions give the homeowner no idea about what is wrong with the sink. Does it have a cosmetic problem? Does the home have a plumbing problem? A good report should supply you with descriptive information on the condition of the site and home.

Good Report Example

An example of a descriptive condition is: Kitchen sink: Condition – Minor wear, heavy wear, damaged, rust stains, or chips in enamel finish. Recommend sealing sink at counter top. Narrative reports without recommendations for repairing deficient items may be difficult to comprehend, should your knowledge of construction be limited.

Understanding Your Report

Take the time and become familiar with your report. Should the report have a legend, key, symbols or icons, read and understand them thoroughly. The more information provided about the site and home, the easier to understand the overall condition.
At the end of the inspection your inspector may provide a summary with a question and answer period. Use this opportunity to ask questions regarding terms or conditions that you may not be familiar with. A good inspector should be able to explain the answers to your questions. If for some reason a question cannot be answered at the time of the inspection, the inspector should research the question and obtain the answer for you. For instance, if the inspector’s report states that the concrete foundation has common cracks, be sure to ask, “Why are they common?” The answer you should receive will be along these lines: common cracks are usually due to normal concrete curing and or shrinkage. The inspector’s knowledge and experience is how the size and characteristics of the cracking is determined.

Accompany Your Home Inspector!

You should accompany your inspector through the entire inspection if possible. This helps you to understand the condition of the home and the details of the report. Read the report completely and understand the condition of the home you are about to purchase.