Not all home inspectors are created equal. And when you’re making one of the biggest financial decisions of your life, you want someone thorough, honest, and experienced walking through that property with you. The right inspector can help you move forward with confidence. The wrong one? They could miss something major or leave you more confused than informed.
So how do you find the right fit? Whether you’re a first-time buyer or a seasoned investor, here’s what to ask, what to look for, and what to avoid when hiring a home inspector.
Why It Matters
A home inspection isn’t just a formality. It’s your chance to understand the true condition of a property beyond the fresh paint and staged furniture. Your inspector should act as a trusted guide, not a box-checker.
When done right, the inspection helps:
- Reveal potential issues before they become expensive problems
- Give you leverage in negotiations
- Offer peace of mind about the home you’re buying
Choosing the right inspector sets the tone for this entire process.
Questions to Ask Before Hiring
Here are some important, and often overlooked, questions to ask before you schedule your inspection.
1. Are you licensed and insured?
In California, home inspectors must follow certain professional standards, but licensing requirements vary. A reputable inspector should carry general liability and errors & omissions insurance, even if not required by state law.
If something is missed or damaged during the inspection, you want to know you’re covered.
2. What kind of training and certifications do you have?
Look for affiliations with professional organizations like:
- InterNACHI (International Association of Certified Home Inspectors)
- ASHI (American Society of Home Inspectors)
- CREIA (California Real Estate Inspection Association)
Ongoing training and certification show a commitment to staying current with codes, systems, and inspection best practices.
3. How many inspections have you completed?
Experience matters—especially in your local area. Ask how many inspections the person has performed, and whether they’re familiar with homes similar to yours in age, style, or location.
Someone who knows the quirks of North County San Diego homes will spot things others might overlook.
4. What does your inspection include (and not include)?
Get clear on what’s covered. A standard inspection should include visible elements of the structure, roof, foundation, plumbing, HVAC, electrical, windows, doors, and appliances. Some inspectors include extras like thermal imaging or drone roof inspections. Others don’t.
Knowing what’s in (and out) of scope helps you avoid surprises or misunderstandings.
5. Can I attend the inspection?
The best inspectors welcome clients to walk through the property with them. It’s your chance to ask questions in real time and get familiar with your future home.
An in-person walk-through gives you more insight than a report alone.
6. How long will the inspection take?
Most inspections take 2–3 hours, depending on the home’s size and condition. Be cautious of anyone promising a quick turnaround without context.
Rushed inspections can lead to missed issues.
7. When will I receive the report?
At Stellar Property Inspections, we deliver reports within 24 hours—but not all inspectors operate on the same timeline.
Your inspection report is a key tool for negotiating and planning. You don’t want delays during your contingency period.
8. Do you offer post-inspection support?
After the report is delivered, will the inspector be available to answer questions or clarify concerns?
A good inspector doesn’t disappear after the walk-through. They stick around to make sure you understand what comes next.
Red Flags to Watch For
Now that you know what to ask, here’s what to avoid.
1. Vague or evasive answers
If the inspector dodges questions about their process, experience, or qualifications, that’s a red flag. You deserve transparency.
2. No sample reports
Professional inspectors should be able to show you a sample report. Look for clear formatting, photos, and detailed descriptions—not boilerplate text or overly technical jargon.
3. Unrealistically low pricing
You get what you pay for. Bargain-basement pricing may indicate a lack of experience, rush jobs, or a cut-rate approach to a critical service.
4. Lack of reviews or references
A solid inspector will have reviews you can read or referrals from agents, buyers, or sellers. Be wary of someone with no online presence or who avoids giving references.
5. Overpromising
No inspector can guarantee a home is perfect or that nothing will go wrong. If someone is making big promises or guaranteeing results, walk away.
6. Pushy behavior
The inspector works for you, not the seller, not your agent. They should never try to influence your decision to buy or skip over issues casually.
What Sets Stellar Property Inspections Apart?
At Stellar, we believe a great inspection is more than a checklist—it’s a conversation. We welcome questions, walk you through every step of the process, and deliver clean, comprehensive reports you can actually use.
Our team:
- Is trained, insured, and certified through InterNACHI
- Knows the unique challenges of homes in North County, San Diego
- Offers a Repair Request Builder for agents
- Delivers reports within 24 hours—no waiting, no confusion
Whether you’re buying your first home or your fifth, we make sure you walk away informed and confident.
Don’t Rush the Decision
Choosing a home inspector isn’t just about who’s available first. It’s about trusting someone to look out for your best interests. Take the time to ask questions, compare options, and review credentials. A great inspector won’t just help you understand the house—they’ll help you feel good about your next move.
Ready to schedule an inspection or want to talk through the process? Reach out to Stellar Property Inspections—we’re here to help.