10 Questions That Will Revealif Your Inspector Works for You or Your Realtor
Before you hire any home inspector, ask these specific questions. Their answers will tell you everything you need to know about whether they'll protect your investment—or protect the deal.
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Take these questions with you when interviewing inspectors. Their answers will reveal everything about their priorities.
Your real estate agent just handed you a list of "recommended" inspectors. They seem helpful. Professional. But before you pick a name and schedule an appointment, you need to understand something: not all inspectors are looking out for you.
Some inspectors have learned that being "agent-friendly"—which often means not finding too many problems—is good for business. They get more referrals when they don't "kill deals." Others are simply inexperienced, rushing through inspections to meet quotas.
The 10 questions below are designed to separate the thorough professionals from the checkbox-checkers. Ask every question. Listen carefully to the answers. What you learn could save you thousands.
"Will YOU personally be doing my inspection, or will it be an employee?"
Why This Matters:
Large franchises often assign whoever's available. You might speak with an experienced manager but get a rookie on inspection day. The person selling you the service should be the person delivering it.
Good Answer:
"Yes, I do every inspection myself. You'll work with me from start to finish."
Red Flag:
"We'll assign whoever's available that day." or "One of our team members will handle it."
"How many inspections do you typically do in a day?"
Why This Matters:
A thorough inspection of a typical home takes 3-4 hours. If an inspector does 3-4 inspections per day, they're rushing through each one. The math doesn't allow for thoroughness.
Good Answer:
"Usually one, sometimes two. I don't rush to meet a quota."
Red Flag:
"Three or four on a busy day." or any hesitation to answer directly.
"What's your background in construction or trades?"
Why This Matters:
In Texas, you can become a licensed inspector with just 134 hours of classroom training. An inspector with construction, electrical, plumbing, or HVAC experience brings knowledge that can't be taught in a course.
Good Answer:
Specific experience: "I worked as an electrician for 10 years" or "I have a background in general contracting."
Red Flag:
"I completed my certification course" with no real-world construction experience.
"Will you actually go into the attic and crawlspace?"
Why This Matters:
Many expensive problems hide in attics and crawlspaces. Some inspectors only peek through access points or skip these areas entirely citing "access issues" or "safety concerns."
Good Answer:
"Yes, I physically enter both whenever safely accessible. That's where problems hide."
Red Flag:
"We visually inspect from the access point" or "It depends on conditions."
"What's your liability policy if you miss something major?"
Why This Matters:
Most inspection contracts limit liability to the inspection fee. If they miss $50,000 in damage, you can only recover $500. An inspector confident in their work will discuss this openly.
Good Answer:
An honest discussion of their E&O insurance and willingness to stand behind their work. Transparency is key.
Red Flag:
Defensiveness, redirecting to their contract, or "That's standard in the industry."
"How long will the inspection take?"
Why This Matters:
A thorough inspection of an average home (1,500-2,500 sq ft) should take 3-4 hours minimum. If they're promising to be "in and out in an hour," they're cutting corners.
Good Answer:
"Plan for 3-4 hours for a typical home. I take as long as I need to do it right."
Red Flag:
"About an hour" or "I'm very efficient"—code words for rushing.
"Can I attend the inspection and ask questions?"
Why This Matters:
A good inspector wants you there. They'll teach you about your future home and answer questions in real-time. Inspectors who discourage attendance may have something to hide.
Good Answer:
"Absolutely! I encourage it. Plan to come for at least the last hour so I can walk you through findings."
Red Flag:
"It's better if you just read the report" or "I work faster alone."
"What's included in your fee? What costs extra?"
Why This Matters:
Some inspectors quote low prices then add fees for "thermal imaging," "pool inspection," or "detailed reports." Know the total cost upfront so you can compare apples to apples.
Good Answer:
Clear pricing with everything included: "My fee covers everything—the full inspection, report, and photos."
Red Flag:
Vague pricing or lots of "add-on" services that should be standard.
"How did you get on my agent's referral list?"
Why This Matters:
Some inspectors get on "preferred" lists by being agent-friendly—not by being thorough. Agents have a financial incentive to close deals, which can conflict with your interest in knowing everything wrong with a home.
Good Answer:
"My business comes from client referrals and Google reviews, not agent lists. I work for you, not the deal."
Red Flag:
"I have great relationships with agents" or unwillingness to discuss referral sources.
"Can I call you with questions after closing?"
Why This Matters:
Home questions don't stop at closing. A good inspector views your relationship as ongoing—they'll answer questions about maintenance, help you understand issues, and be a resource for years.
Good Answer:
"Absolutely. I tell all my clients: call me anytime—even at 3am if something is urgent. I'm here for the long haul."
Red Flag:
"The report speaks for itself" or "You can call the office with questions."
How Tim Answers These Questions
In the interest of transparency, here's how I would answer every question above:
Who does the inspection? Me. Tim McCoy. Every single time.
Inspections per day? Usually one. Sometimes two max.
Background? 10+ years in the industry, 5,000+ inspections.
Attic/crawlspace? Yes, I physically enter both.
Liability? I carry E&O insurance and stand behind my work.
Duration? 3-4 hours for a typical home. I don't rush.
Can you attend? Please do! I want to teach you about your home.
Pricing? One price, everything included. No surprises.
Agent referrals? My business is built on Google reviews and happy clients.
After closing? Call anytime. I mean it—even at 3am.
The Bottom Line
These questions aren't designed to trick inspectors—they're designed to reveal priorities. An inspector who works for you will answer honestly and openly. One who works for the deal will get defensive, dodge questions, or give you corporate non-answers.
Your home inspection is your last chance to understand what you're really buying before you sign. Don't leave it to chance. Don't trust a name on a referral list. Do your homework, ask hard questions, and choose someone who will protect your investment—even if it means delivering news you don't want to hear.
Remember This
A thorough inspector who finds problems isn't "killing your deal"—they're saving you from a nightmare. The inspector you want is the one willing to tell you uncomfortable truths, even when it's easier to check boxes and collect a fee.
About the Author
Tim McCoy is the owner of Bluebonnet Home Inspections, serving Central Texas families for over 10 years. He wrote this guide because he believes every homebuyer deserves to know the right questions to ask—questions the industry would prefer you never thought of.
Ready to Interview Tim?
Ask me any of these questions—I'll answer every one openly and honestly. That's what working with an owner-operator looks like.