Home inspector

A home inspector checks the roof, plumbing, electrical, heating and cooling, and structure, and writes a report so you know what repairs to expect.

When you need one

• Bank-owned homes and short sales: during your inspection period, before you’re committed.
• Auctions: you usually can’t go inside, so plan for an exterior look and a repair cushion.

How to find one

• Ask your agent for a few names, and read a sample report from each.

Questions to ask

• Can I see a sample report?
• Do you check the sewer line, roof or pool, or is that separate?
• When will I get the report?

A home inspector walks the property and writes a report on its systems and structure. That covers the roof, foundation, plumbing, electrical, heating and cooling. The report warns you about expensive problems before you’re locked in. You can use it to ask the seller for repairs or a credit, or to cancel under an inspection contingency.

Rules differ by state. Look the inspector up on your state’s official license lookup, confirm the license level and the insurance they carry, and ask in writing what the inspection leaves out. In Nevada, the state certifies “inspectors of structures”: a residential inspector needs at least 40 hours of pre-licensing education, a state exam, and proof of $100,000 errors-and-omissions and $100,000 general liability insurance. In Texas, TREC licenses three levels (apprentice inspector, real estate inspector and professional inspector), each with its own education, experience and exam requirements, and every inspector must show financial responsibility, such as liability insurance of at least $100,000 per occurrence (Occupations Code 1102.101-.103, 1102.1141).

Forced-sale caution: at many tax-deed and trustee’s sales you can’t get inside before bidding. So no inspection is possible, and you buy “as is”. Bank-owned homes usually allow an inspection period. In 2021’s hot market, many buyers waived inspections to win bids. Some paid for it after moving in.

How they’re paid

• The buyer usually pays the inspector a flat fee at the time of the inspection. Ask for the price and what it covers in writing.
• Nevada inspectors must carry $100,000 errors-and-omissions and $100,000 general liability insurance (Nevada Real Estate Division).

Check before you hire

• In every state, check the inspector’s credential where one exists, and ask about insurance. In Nevada, check it with the Real Estate Division. In Arizona, check it with the Board of Technical Registration. In Utah, check the private home inspector license (since 2026) with the Division of Professional Licensing. In Texas, check it with TREC. California doesn’t license home inspectors.
• Ask for a sample report and what is excluded (roof walk, crawlspace, sewer line, pool, solar).
• Attend the inspection and ask questions on site.
• Order specialist inspections for anything flagged: sewer scope, roof, structure, pests, mold.
• Keep an inspection contingency with enough days to get repair bids, even when you’re competing. After the inspection, use the bids to ask the seller for a lower price or a seller-paid credit toward your closing costs (your lender may cap the credit). If you can’t agree, check your cancellation right and its deadline with your agent.
• Use the report to request repairs or credits in writing before the contingency deadline.

Real stories

Waived inspection after four lost bids, then paid for floors, electrical and plumbing (2021)

After losing four bids, he waived the home inspection contingency to make his offer stand out. After closing he paid to replace floors and carpet and for electricians and plumbers. His advice: “Don’t do what I did.”

Lesson: Winning the house isn’t a win if hidden repairs eat your savings. Keep your inspection right, then use the repair bids to negotiate the price or a seller credit.

15-minute walk-through, no inspection, hidden leaks (2020)

She was told her bid wouldn’t be considered unless she waived inspection. So she bought an 1,800-square-foot house after a 15-minute walk-through. After moving in she found leaks of about five gallons a day. The first repair estimate was nearly $20,000. She later found someone to fix it for $5,000.

Lesson: If you can’t inspect fully, at least bring someone knowledgeable or get a short pre-offer inspection.

Post-closing inspections found chimney, roof and foundation problems (2021)

There were fewer pre-purchase inspections during 2021. A local inspector said he was doing more inspections after closing, for owners’ information only. Those found chimney, roof and foundation issues. The buyers then had to pay for them themselves.

Lesson: An inspection is worth the most before you are committed, when findings can still change the price or the deal.