Inspection Report #6: Red Flags - How to Tell If Your Inspector is Full of It
Not all home inspectors are created equal. Some are thorough, knowledgeable, and truly invested in helping buyers make informed decisions. Others? Well, I hate to say it, but let’s just say they’re more interested in cashing a check than actually inspecting a home. Whether you’re a buyer, seller, or real estate agent, here’s how to spot a home inspector who’s doing the bare minimum—and why that’s a problem.
1. They Rush Through the Inspection
If your inspector is in and out faster than a pizza delivery, that’s a major red flag. A thorough home inspection takes time. Rushing means they’re likely skipping over critical areas or giving only a surface-level look at potential issues. A good inspector is methodical, taking the necessary time to check all major systems and components. It’s completely okay to ask the inspector when you are interviewing them how long they anticipate the inspection to take.
2. They Don’t Want You There—At All
A reputable inspector welcomes clients to attend the inspection. It’s a great opportunity to learn about the home, ask questions, and see potential issues firsthand. If your inspector discourages you from being there, it might be because they don’t want you to notice how little effort they’re putting in. On the flip side, arriving at the end for a review ensures that the inspector is focused on the home and not constantly having to keep a conversation going.
3. Their Reports Are Vague or Too Short
A solid home inspection report should be detailed, clear, and include photos. If you get a two-page report with nothing but generic comments like “roof looks good” or “no major issues found,” that’s a problem. A good report should provide specifics about the home’s condition, potential concerns, and recommended actions. An even better report includes pictures of the home's components along with care and maintenance tips on how to protect your investment.
4. They Avoid Hard Conversations
A great inspector isn’t afraid to tell you the truth about a home’s condition but should never do so in a way that instills fear. An unprofessional one will sugarcoat issues or avoid giving definitive answers. If they seem hesitant to explain problems clearly or downplay concerns without justification, they might be more interested in keeping agents happy than providing you with accurate information.
5. They Don’t Test Major Systems
Your inspector should be checking HVAC, plumbing, electrical systems, and more. If they’re skipping key tests—like running water, checking all accessible outlets, or inspecting the attic and crawl space—they’re not doing their job. An inspector may claim they don’t have time or that certain tests aren’t necessary, but if that’s the case, you aren’t getting what you paid for. Don’t accept that.
6. They Give Estimates on Repairs
A home inspector’s job is to identify issues, not act as a contractor. If they start throwing out repair cost estimates, be cautious. Not only is this outside their scope, but it can also be misleading or inaccurate. Always get repair estimates from qualified professionals.
7. They Seem Unprepared or Disorganized
A professional home inspector comes equipped with the right tools and a plan. If they show up without a ladder, flashlight, or moisture meter—or worse, rely on their phone flashlight to check a crawl space—you’re dealing with someone who isn’t taking their job seriously. And never underestimate the power of someone with a systematic approach to their inspection—this ensures that nothing gets missed!
8. Are They Qualified for the Type of Inspection You Need?
Different inspections require different skill sets. A pre-drywall inspection is completely different from an inspection on a 1952 crawl space home. Make sure you are choosing the right inspector for the inspection you need. If your inspector does not have a construction background, you may want to keep looking for someone who does to complete your framing inspection.
Final Thoughts
A bad home inspector can cost buyers thousands in missed problems and give sellers a false sense of security. Whether you’re an agent recommending an inspector or a buyer hiring one yourself, do your research, read reviews, and look for someone who is thorough, honest, and committed to doing the job right.
Until next time, keep your home maintained and your inspection stress-free.
- Your Fave Female Inspector