Look for Experience, Certifications and Knowledge:
Ensure the inspector is certified by reputable organizations like the American Society of Home Inspectors (ASHI). This one is the most credible home inspection school and the only one certified. These certifications indicate they follow industry standards.
Ask how long they’ve been inspecting homes. In Louisiana, you can check the State Board of Home Inspectors web site to get their license number, plus it will be listed on their website. My home inspector number is LHI# 10755 and I have over 14 years of experience. Lower numbers mean they have more experience than me. Watch out for higher numbers. Higher numbers mean they entered the game more recently. If a guy/girl has a license number over 11,000, in my opinion, watch out. Experience is huge in this business. In my opinion, you don’t want an inspector that’s been doing the job less than about 7 or 8 years. Everyone learns more with time. Trust me, your money depends upon it.
Check Reviews and Referrals:
Look at online reviews from previous clients on platforms like Google, Yelp, or the Better Business Bureau (BBB).
Ask friends or family for recommendations, but make sure to vet any suggested inspectors yourself to avoid conflicts of interest.
Request Sample Reports:
Ask to see a sample of their inspection report. It should be clear, detailed, and easy to understand. Look for photos, descriptions, and information on the condition of major systems in the house.
A good report will highlight issues, have lots of pictures and even illustrations. It should have a “summary” to highlight the biggest problems.
Verify Their Insurance:
Make sure the inspector carries errors and omissions (E&O) insurance, which covers them if they miss any major issues during the inspection. This adds a layer of protection for you as the buyer. But if they are listed on the LSBHI website, then they are licensed and insured.
Interview Multiple Inspectors:
Interview a few inspectors before deciding. Ask about their inspection process, what they look for, how long the inspection takes, and what their fee includes. Huge bonus if you can find someone who is good in science. Remember around New Orleans and Metairie, we have major hydrology and geology issues. It has massive mold problems because of our humid climate. In most cases mold does not formed from a simple leak, it’s from a science issue in your home. Our lead inspector has a Master’s Degree in Meteorology.
Confirm if they allow you to attend the inspection, which is valuable because you can ask questions and learn more about the property. Believe it or not, some inspectors don’t want you to tag along. I’ll never understand that? I want my client to follow me around. My job is to teach and I love doing it.
Avoid the Cheapest Option:
While cost is a factor, avoid choosing an inspector based solely on the lowest price. A low price is the best way to get you a rookie and a horrible inspection that could cost you 10’s of thousands. I’ve seen it so many times. Cheap, rookie inspectors mess up and then sometimes they have to face me in court when they are getting sued. I hate to do it against another inspector, but if I don’t, the next guy will. Then he’s making the expert witness money. A thorough inspection might cost a $100 more but can save you significant money in the long run by identifying potential issues upfront and avoid that time consuming litigation.
Check State Licensing:
In many states, inspectors are required to have a license. Ensure your inspector meets all state requirements and stays up to date with continuing education.
Ask About Specialized Inspections:
If the house has unique features (like a pool or older construction materials like asbestos), make sure the inspector has experience with these or can recommend specialized inspections if needed. If you inspector tests for things like mold, asbestos or lead, then you can bet he/she knows more about it. And I have news for you, about 50% of the homes I test for mold come up as positive for this substance so there may be a moisture issue. Most of the time originating from the HVAC system or the crawl space on a raised home and it’s not a simple leak, it’s a science issue.
These steps will help ensure you find a qualified and reliable home inspector who can give you a comprehensive evaluation of your property.
