21 questions to ask a London, Ontario home inspector are vital to a thorough house-hunting checklist. Include these questions when choosing the best inspector.
1. What are your credentials?
When hiring an inspector, ask about credentials. A home inspector should belong to an organization like the Canadian Association of Home & Property Inspectors. At CAHPI, an inspector must meet rigorous professional and educational requirements followed by a review. They must also adhere to the Association’s Code of Ethics, which demands fairness and impartiality towards clients. Go to the CAHPI site and use the search tool, or look up an inspector you already know. I
NOTE: In Ontario, licensing is not required to be called a Home Inspector!
2. Are you bonded and insured?
When a company (or individual) says it is bonded and insured, it has the proper insurance on its business. Therefore, its work in the home or future home is protected. Bonded is like a second layer of protection for professionals working within other people’s property.
While being bonded or carrying insurance isn’t required in all provinces, an inspector should carry a bond and insurance to protect you. If anything happens to a homeowner’s personal property during an inspection, the bond and the insurance will protect the homeowner and buyers.
3. How do you stay current with the industry?
The home inspection industry changes along with the construction and real estate industries, so working with a professional who knows the latest news and legal updates is essential. Ask the home inspector how they maintain their industry knowledge. A home inspector who values continuing education shows dedication to their craft and is likelier to be thorough during the inspection process.
4. Can I attend the home inspection?
This is one of the most important questions to ask a home inspector. The potential buyer pays for the inspection, giving them the right to accompany the inspector as they check out the house. Your inspector should expect this question, but some may have specific recommendations, like not having sellers and buyers accompanying them on the roof, attic, or crawlspace.
5. What type of inspection services do you provide?
Some inspectors specialize in specific systems. For example, I used to work with a home inspector who was also a general contractor and a roofer. When he inspected homes, he walked on the roof. Not all inspectors go to this length, so having someone who did that instead of just looking up from the ground was a bonus.
Home inspectors with additional experience in another field and who provide extra services may charge more for their inspections, but the benefits can be worth it. If you or your clients are concerned about parts of the home, ensure your inspector has experience in those areas.
6. How much experience do you have?
There’s nothing wrong with hiring a home inspector with little experience. However, you might have to ask for some references and find out if they have experience in a related field. For instance, previous experience in construction, plumbing, electrical, HVAC, or roofing could mitigate some of their inexperience. A licensed general contractor or builder with a track record who doesn’t have a home inspection license may also be amply qualified to inspect.
7. How much will the home inspection cost?
Since the homebuyer pays for the inspection, you’ll want to clarify the cost and everything it includes. A home inspection costs $350 to $600, depending on individual inspectors, the property type, and the location.
Note: Pay the price once and only cry once! Do not go and look for the cheapest home inspector!
8. Do you reinspect?
You may be eager to finish the inspection and start planning the move; there will be some instances when a home inspector must return for a second inspection. This could happen, for example, if some wood rot needs to be repaired or the seller needs to replace the roof. In other words, a reinspection may be needed after the work is complete if something needs to be fixed before the insurance or the loan can move forward.
Some inspectors will return for a fraction of the original cost or charge a second full inspection fee. Even though you may not need a reinspection, knowing the expectations in advance is good.
9. What type of report will you deliver?
Some home inspectors will give a detailed report with oodles of pictures, which is ideal. Pictures will help you visualize precisely what and where the items are in the home and can help homeowners maintain their homes for years down the line. If the home inspector doesn’t provide photos or diagrams with the report, it might be more challenging to figure out how to tackle any necessary repairs. Ensure you find a home inspector who delivers a detailed written inspection report.
10. How long will it take to receive the inspection report?
When a home is under contract, buyers have limited time to complete the inspection and confirm whether the transaction will move forward or not. If the home inspector drags their feet on delivering the inspection report, that will shorten the time you have to weigh the items in the report and make a final decision. Most inspectors will provide their reports within 24 hours, but discussing this during your interview is a good idea.
11. Will you answer questions after the inspection?
Although knowing what to ask a home inspector before the appointment is helpful, homebuyers often have questions after the inspection. Communicate clearly with potential inspectors about their availability to answer follow-up questions. During your interview, look for someone who is a good communicator and can go over the report in detail, answering all questions in layperson’s terms.
12. Are there any areas you don’t inspect?
Some inspectors have rigid rules about what they do and do not do during an inspection. For example, some inspectors only inspect easily accessible areas and do not move furniture to access certain areas. Additionally, some may not inspect the attic or spaces that require crawling or special gear. In many cases, this isn’t necessary, but finding someone willing to get their hands dirty is ideal to understand the home’s condition thoroughly.
Questions to Ask During a Home Inspection
Hopefully, the homebuyers and real estate agents can accompany the inspector as they perform the inspection. This can be a fantastic opportunity to get valuable insight from the inspector on the home’s systems, current condition, and how to properly maintain it. A home inspector can be a wealth of information, so take advantage of your appointment and remember there are no bad questions to ask in a home inspection!
13. I don’t know what that means. Can you clarify?
It’s almost a guarantee that the inspector will point out issues in the home that homebuyers (and sometimes realtors!) aren’t familiar with. These will be some of the best questions to ask during a home inspection because they are golden opportunities to tap into the advanced knowledge of a good home inspector. For example, you can ask the home inspector about the electrical system, the HVAC, or the appliances. If you don’t understand what the inspector is talking about, don’t be afraid to ask for clarification.
14. How’s the condition of the ____?
Your inspector will examine many key home systems, and it is essential to learn what they discover about each one. Even though a professional inspector will likely walk you through these without prompting, be sure to go through each listed home feature to ask about its condition.
Roof: Knowing the age and condition of the roof is critical to your home inspection, so be sure to ask for this information. If it eventually needs to be replaced, it is one of the costliest parts of a home to repair.
HVAC systems: Similar to the roof, get written details about the age, condition, and life expectancy of the HVAC system.
Electrical system: Ask about the type of wiring in the home, and consider whether it is aluminum or knob and tube. Ask if the electrical systems or panels need to be updated and if they’re up to code.
Plumbing: Ask about the condition of the plumbing and the types of pipes in the home. If it’s an older home, ask if polybutylene pipes are present since they were banned after 1995.
Foundation or structural issues: Structural issues are usually a deal-breaker for home purchases. Even if there aren’t any major problems, don’t forget to ask if there is anything concerning in the interior or exterior foundation, like cracks or sloping.
Insulation: Ask how well-insulated the home is, which will require the inspector to check the attic. This is a red flag if the inspector doesn’t check the attic.
Drainage: Ask the inspector about how water drains from the home and whether any areas could be a concern for pooling.
Sewage: Ask where the sewage goes and ensure you fully understand this plumbing system.
15. Are there any mould concerns?
Mold is a hidden evil that can cause various problems and is not always visible. It could be hiding behind the walls or under flooring. A home inspector should test the air quality to determine if unseen mould is an issue. If the inspector doesn’t test for mould and you have a concern, they should be able to refer you to another professional specializing in mould testing.
16. Any tips on maintaining [insert system]?
Many homebuyers are unfamiliar with the systems in a house. These are vital questions for the home inspector during and after an inspection because they can help the owners maintain the home and prevent emergencies for decades. Ask about the maintenance of systems like the following:
HVAC systems
Water heater
Appliances (refrigerator, dishwasher, washer, dryer, etc.)
Irrigation systems
Plumbing
Electrical
17. Do you see any major red flags?
You’ll pick up plenty of information as you work through the inspection. However, keep this question toward the end of the process. This is when the inspector will have a more thorough understanding of all the home’s systems and the overall condition.
18. Would you buy this house?
This is a fantastic, straightforward question to ask a home inspector. Depending on their answer, you and your clients can get more details on the inspector’s overall confidence in the home’s value. The response to this question must be based on the inspector’s inspection, not aesthetics or home type. Would they buy the home in its current condition?
Questions to Ask After the Home Inspection
Now that you know what to ask for in the home inspection, let’s consider what happens after it’s complete. Here are a few post-inspection questions that homebuyers can feel comfortable asking to reassure them moving forward with the deal.
19. What are the costliest repairs needed?
This question will be crucial to buyers because it will determine if a property is too risky or expensive. Depending on the buyers’ overall budget, there may be a way to negotiate with the sellers on certain repairs.
20. Who do you recommend for repairs?
Since the home inspection industry is related to construction and real estate, a good-quality inspector should have firsthand experience with plenty of contractors and specialists. Plus, many home inspectors own their businesses and know how valuable referrals are to other homebuyers and other business owners.
21. How can I best maintain the home I buy?
After purchasing a home, buyers are typically eager to keep it in pristine condition. While some maintenance may be more straightforward, like mowing the lawn or treating for pests, there are plenty of other maintenance questions you may think of over time. Asking your home inspector about future maintenance tips will help buyers prepare.
22. Why do I need a home inspection?
If you spend hundreds of thousands of dollars, would it not make sense to risk $600 versus $600,000?
Sellers can benefit from a pre-listing home inspection by becoming aware of potential issues. This can help agents market the listing more effectively and prevent deals from falling through.
Buyers should learn as much as possible about the home before proceeding with the purchase process. Even if you’re purchasing new construction, having unbiased, professional eyes on the property is wise. To the untrained eye (most buyers), major issues like foundation problems, termite damage, or a roof past its prime may not stand out.
23. What does a home inspection include?
A home inspection is designed to assess the safety and quality of a home by inspecting all of the accessible areas of the home. Typically, a home inspection covers all the significant points in the home, including the following:
Electrical
Plumbing
Heating
Ventilation
HVAC systems
Foundation or structural components
Roof and exterior conditions
Insulation
Windows
24. How does a home inspection affect my loan?
A home inspection may not technically or legally be needed. However, buyers using a mortgage to purchase a home should know that some lenders may require an inspection and a home appraisal. Banks want to verify that the house is worth the money they’re providing.
25. What’s the difference between a home inspection and an appraisal?
A home inspector evaluates the home’s overall condition, checking the electrical, plumbing, foundation, and roof. An appraiser determines the home’s market value. Although they both inspect the house, they evaluate very different things.
A home inspector typically isn’t looking at the home’s cosmetics, like interior paint, countertops, and cabinets. However, the appraiser will examine those elements to determine how the house compares to others on the market. They may compare the upgrades (or lack thereof) to other homes that have recently sold or are currently on the market to make a valuation of the home.
26. What will the inspector find?
Even in successful home inspections, the home typically has a laundry list of items that must be repaired. However, only some items on the home inspector’s report must be addressed as part of the transaction. The inspector should point out the major concerns that are most urgent, and the rest of the items may become a to-do list of projects for the future homeowner.
Suppose the home inspection uncovers a significant problem, such as the HVAC being over 16 years old, a major leak in the plumbing, or the roof’s total lack of life expectancy. In that case, the transaction could be re-negotiated or fall through.
This is where a great realtor with experience representing you is worth their weight in gold!
Choosing a London Ontario Home Inspector
A home inspection is often a critical component that can make or break a closing. Many buyers don’t know what to expect during a home inspection and may be nervous or anxious. On the other hand, they may not see or understand the value of a home inspection, putting them at risk of buying a property with serious deficiencies.
Please note that most of the above text is from my realtor experience, and I have edited or copied some from other best home inspection modalities. I have been very fortunate to work with some great home inspectors. How do I know? I’ve experienced some doozies and imposters!
