10 Questions Every Home Buyer Should Ask Before Hiring a Home Inspector
Choosing the right home inspector is one of the most important decisions a buyer will make. A quality inspection provides clarity, confidence, and protection — not just a report. Below are ten essential questions every buyer should ask before scheduling a home inspection.
1. Are you licensed and properly insured?
A licensed home inspector must meet state education and experience requirements. Insurance protects the buyer if an issue arises.
At SP&D Home Inspections, Mark is a licensed Tennessee Home Inspector and carries:
- Full general liability insurance
- Errors & Omissions (E&O) insurance
- 90-day home warranty
- 5-year roof leak warranty
These warranties help protect buyers from certain issues that may occur after the inspection and are often not covered by standard homeowners insurance.
2. How much experience do you have — not just inspecting, but in construction?
Home inspections require more than a checklist. Real construction experience allows inspectors to recognize improper installations, shortcuts, and long-term performance concerns.
- Over 40 years of construction experience
- More than 10 years as a professional home inspector
- Well over 1,500 inspections completed
3. Do you meet only the minimum Standards of Practice — or go beyond them?
State Standards of Practice establish minimum requirements, not best practices. Many inspectors are only required to perform random sampling.
At SP&D Home Inspections, Mark goes beyond minimum standards. When accessible, every window, outlet, and major component is evaluated — not just a sample.
4. How long will the inspection take, and how many inspections do you perform per day?
Time matters. Rushed inspections often miss important details.
- At least 3 hours for small, well-maintained homes
- Most inspections take 4–5 hours
- Larger or distressed homes may take up to 8 hours
Mark focuses on one inspection at a time, spending whatever time is necessary to deliver accurate, complete results.
5. Will you be available after the inspection to review the report?
An inspection doesn’t end when the report is delivered.
Mark remains available to review findings, answer questions, clarify concerns, and ensure buyers fully understand the condition of the home.
6. Can I attend the inspection and ask questions?
Buyers are encouraged to attend the inspection. Seeing issues firsthand and understanding how systems work provides far more value than reviewing photos alone.
7. Who do you work for — the buyer or the real estate transaction?
SP&D Home Inspections works exclusively for the buyer. The inspector’s obligation is always to the client — never the transaction.
The guiding principle is simple: Do the right thing, even when no one is looking.
8. What are the limitations of a home inspection?
Home inspections are non-invasive, visual evaluations of accessible components. Inspectors are not permitted to cut drywall, remove finishes, or cause damage to the home.
9. Will you recommend further evaluation if something significant is found?
When appropriate, Mark may recommend further evaluation by an independent third-party specialist so buyers can better understand the scope, repair options, and potential costs of an issue.
10. Will you help me fully understand the home before I make the purchase?
SP&D Home Inspections will spend whatever time is necessary to ensure buyers have clear answers, a solid understanding of the home, and confidence before moving forward.