Get real about which home inspector is right for you
A real estate agent is your best friend during a house hunt, dutifully checking off your property’s must-haves, soothing frayed nerves during a bidding war, and later offering the name of their favorite home inspector. But should you use your realtor’s inspector? Maybe. Read over the pros and cons of using your realtor’s home inspector recommendation so you can make the best choice for your circumstances.
Yes, a real estate agent can recommend a home inspector. The job of a real estate agent is to facilitate the buying or selling of a home, so they’re well-versed in all the steps involved, including home inspections. Most real estate agents should be able to provide you with a list of recommendations for local home inspectors. However, you shouldn’t necessarily hire a home inspector your real estate agent recommends right off the bat without meeting with them first.
Credentials: When hiring any professional to work on your home, you should always verify their credentials. It’s unlikely that your realtor will recommend someone unlicensed, but it’s always good to double-check. Make sure their recommendations are licensed in your state if need be (not every state requires this) and certified by an organization such as the American Society of Home Inspectors (ASHI) or the International Association of Home Inspectors (InterNACHI.)
Reviews: Check the reviews of any home inspector you’re considering. Talk with your realtor about the people on their list and learn what the realtor’s experience with each person has been like. Read online reviews and pay special attention to situations like your own. For example, if your home is historic or has features like a pool or chimney, search for reviews that speak to an inspector’s experience with these elements.
Good communication: Finding the right home inspector isn’t just about finding someone who knows their building codes or can spot termite damage from a mile away. You need to understand the issues they find and how (or if) you can fix them. Interview potential inspectors and make sure you can communicate effectively with each other and that they’ll answer any questions you have. You want to be able to attend the inspection and understand any issues the inspector finds.
Objectivity: When taking a recommendation from your realtor, there’s always the possibility of a conflict of interest. Your real estate agent wants to close the deal, and that’s easier with a clean bill of house health from a home inspector. If an agent provides clients to an inspector, that inspector may feel obligated to give a good report and help further the sale. Ask a potential home inspector if they work with multiple agents or receive clients another way. Make sure they can be objective in their assessment of your home so you can trust their findings.
Transparency: Trust is very important when hiring someone to sign off on the safety of your home. Part of that is trusting that you know what you’re getting. Before starting any inspector, make sure you have all the details in writing—this is often in the form of a pre-inspection agreement, which states the scope of work, fees/prices, and details of the home. Make sure you understand exactly what you’re getting from a home inspection and how much it will cost.
Real estate experts say you should interview several local real estate agents before deciding who will walk you through one of the most exciting and stressful events of your life. After meeting with a few agents, most people find a genuine connection and begin to build a trusting relationship—hundreds of thousands of dollars is a hefty sum to ask just anyone to safeguard.
The rapport you build with your real estate agent is the number one pro for using their contacts to choose a home inspector. If you can’t trust your agent to help you buy a house, who can you trust? Once you establish a good working relationship with your agent, there are some advantages to getting their recommendation for who to choose as your home inspector.
Experienced agents have networks of real estate professionals whom they rely on every day to serve their clients. These become their go-to inspectors because they’re good at what they do, they’re reliable, and they can relate to nervous buyers who want reassurance. That sounds like a good description of what a home inspector should be, right?
If your agent mentions one or two trusted home inspectors by name, it's a great place to start, but you don’t have to take their suggestions immediately. Most agents want you to do your own research. Read online reviews about the inspector, ask about their experience, and find out how much the home inspection costs.
Some agents like to give their clients a list of reputable inspectors to choose from because buyers often want plenty of options to pick their perfect match. It’s like dating—some personalities just click better than others.
Usually, agents have worked with the inspectors and feel good about sharing their names because they work toward an unbiased and accurate home inspection report. But, again, it's up to you to fully vet potential inspectors before agreeing to pay their fees.
Unfortunately, now and then, agents don't have their buyer’s backs, work only for the commission, or purposefully offer the name of an inspector who gives glowing reports.
Receiving a biased or untruthful inspection report is the main con for using an inspector your agent recommends. Here are some other disadvantages to consider:
For the buyer, there’s a lot at stake at the hands of a home inspector. After all, they could discover things that fail a home inspection, which could directly impact your decision to buy. However, sometimes, a real estate agent might suggest a certain inspector they’ve worked with who may miss a property’s red flags in order to secure a quick sale. The same risk goes for sellers who use their agent’s go-to inspector to conduct a pre-listing home inspection.
If your agent hands you a list of recommendations, know that there’s a chance the inspectors have paid for this marketing. Most reputable inspectors won't pay to play, so a lot of qualified inspectors are probably left off the preferred vendor list.
It’s worth noting that most inspectors who belong to a professional inspector organization, like the International Association of Certified Inspectors or the American Society of Home Inspectors, are restricted from paying preferred vendor fees. Inspectors who are members of professional organizations like these hold their members to high standards of knowledge and ethics and will likely not be on the list.
If you’d feel better vetting your own inspector, don’t worry; there are a few reputable ways to find a home inspector on your own. First, word of mouth is the best way to find referrals. Ask friends, neighbors, acquaintances, and anyone with connections to your neighborhood. Second, don’t forget to review top-rated home inspectors in your area.
If you need an inspector with specialty training, such as a historic homes inspector or an inspection on a new-build home, you’ll want to check in with these professionals or professional organizations:
National Association of Home Inspectors
American Society of Home Inspectors
Mortgage lenders
Local contractors
Homeowners association
Once you’ve narrowed down your top home inspector picks, ask them about their experience and credentials during the interview. Ask about things like their education and professional memberships. Here are a couple of conversation starters:
Education: Make sure your home inspector has the licensing and certification to work in your state. Ask how many hours per year they commit to continuing their education.
Professional organization membership: Being a member of a professional organization gives the inspector a set of standards to follow and shows a dedication to professionalism.
Concerns: Mention any specifics you're concerned about. Note that most inspectors during a general home inspection won’t walk on a roof or check on water wells or septic systems.
Types of Inspections: There are several types of home inspections to address specific issues like electrical, plumbing, and HVAC systems. See which the inspector can cover or if they have recommendations for other pros who can.
You can ensure a home inspector is unbiased by doing your research. Verify their work history and certifications so you know they’re qualified to be inspecting your home. Read reviews to understand other customers’ experiences and whether or not they were satisfied with the inspector’s assessment. Interview potential home inspectors and ask how they get their clients. If they’re not dependent on any one realtor for clients, they’re unlikely to risk producing a faulty report just to benefit one agent.
Using your realtor’s inspector may potentially speed up the home-buying process in that realtors are unlikely to recommend someone they’ve had prior difficulties with regarding scheduling or report turnaround time. There are other factors to consider, though—you don’t want a rushed inspection or a partial report. It’s more important that you work with a home inspector who can do a thorough assessment and explain any issues to you clearly.
Depending on your state, a home inspector may need a license. All states and the District of Columbia require home inspectors to undergo training. However, some states (such as New York, Texas, Washington, and Illinois) require state-issued licenses while others (including California, Colorado, Pennsylvania, and Virginia) do not.
Other professional certifications include the American Society of Home Inspectors (ASHI) certification, the International Association of Certified Home Inspectors (InterNACHI) certification, and the National Home Inspector Examination. Inspectors can also receive certifications in specialized areas. These can include structural specialties, like chimneys, swimming pools, or septic systems, as well as specific issues like mold, pests, or radon gas. Whatever your situation, make sure your home inspector is certified to handle it.
