What Every Home Inspector Wished Their Home Buyers Knew

Home Inspector: What they wish every buyer knew about home inspections.A couple of weeks ago I wrote an article What Every Mortgage Originator Wish Their Home Buyers Knew. It was wildly popular article and I thought I would follow up with What Every Home Inspector Wished Their Home Buyers Knew.

As part of the home buying process, you should have a home inspection.  This is really your opportunity to get a good overview of the house.  Home inspectors will lay out the condition of the house as it sits, as well as explain short term and long term maintenance you should probably consider.

Six home inspectors, locally and across the country, have answered the question of what every home inspector wish their home buyers knew. 

There is some great information here if it is your first time buying a home.  The underlying take away is this is your time to get to know the house. 

Pay attention and don’t be afraid to ask questions of your inspector during the inspection as well as after the inspection.

Jump To A Section....

What Is A Home Inspector? And What Does A Home Inspector Do?

Purchasing a house is more than a transaction; it’s a pivotal moment full of anticipation and aspirations. At the heart of this significant life event, the home inspector emerges as a key figure with expertise in making informed decisions. Understanding what a home inspector does can transform the home-buying experience from one of uncertainty to one of confidence and clarity.

What is A Home Inspector?

A home inspector is a trained professional who evaluates the condition of residential properties.  They may or may not be licensed by the state to conduct business as a home inspector.  In Massachusetts, a home inspector is required to be licensed. But, not every state requires an inspector to be licensed. 

Their primary role is to conduct a thorough inspection of a home and identify any potential issues or deficiencies that may affect its value, safety, or functionality.

Home inspectors assess various aspects of a property, including its structural integrity, electrical and plumbing systems, heating and cooling systems, roof, foundation, and overall general condition.  

During a home inspection, the inspector carefully examines both the interior and exterior of the property. They may use specialized tools and equipment to aid in their assessment, such as moisture meters, thermal imaging cameras, and carbon monoxide detectors. The inspector then provides a detailed report outlining their findings, including any areas of concern or recommended repairs or improvements.

Understanding the Home Inspector’s Role And What They Do

A home inspector plays a critical role in the real estate purchase process, acting as an objective third party to assess the condition of a property before a sale is finalized.

Their main task is to provide a thorough examination of a home’s physical structure and systems, from the foundation to the roof and everything in between. This includes evaluating major components like plumbing, electrical systems, heating and cooling systems, walls, floors, ceilings, and insulation. The inspector also checks for any signs of pest infestations, water damage, mold, or other issues that may affect the home’s integrity.  Ultimately they help to protect your financial stake in a home as well as providing you a safe and healthy environment for you and your family.

Their findings are compiled into a detailed report, which highlights any defects or areas in need of repair, providing a crucial tool for potential buyers to make informed decisions.

Beyond just identifying current problems, a home inspector also provides prospective homeowners with a clearer understanding of the potential upkeep and maintenance a property may require.

They often educate their clients about the workings of various systems within the house and give tips on how to maintain them. This service is invaluable, as it can help new homeowners avoid costly repairs in the future by taking preventative measures early on. It’s worth noting that while home inspectors provide expert advice on the condition of a home, they do not fix the identified problems; instead, they may recommend further evaluations by specialists if specific issues are detected. Their unbiased perspective ensures that all parties involved are aware of the home’s condition before any agreements are signed, which can influence the negotiation process and protect the investment of the buyer.

So, what does a home inspector examine, and why is their role so critical for a home buyer?

Structural Assessment: The Foundation of a Safe Home

The home inspection starts with thoroughly checking the property’s structural integrity. Home inspectors are trained to detect the subtleties that suggest foundational issues, which are vital for long-term safety and durability.

They analyze basements, look for cracks in the foundation, and assess any risk that could compromise the home’s structure.

System Inspections: Ensuring Home Efficiency and Safety

A key question surrounding what a home inspector does involves the inspection of a home’s inner workings. This means looking at the electrical systems, plumbing, heating, and cooling systems — components that are crucial for the home’s functionality.

The home inspector tests these to ensure they are up to code and operating safely and efficiently.

Predictive Insights: Anticipating Future Home Expenses

Home inspectors do not just report on the current state of a property; they provide valuable insights into future maintenance needs.

They estimate the longevity of the roof, HVAC systems, and appliances, giving buyers a clearer picture of upcoming investments. This foresight makes a home inspector’s role indispensable in the financial planning aspect of home-buying.

Safety Checks: The Home Inspector’s Priority

What does a home inspector do to ensure the safety of your potential new home? They conduct thorough checks for radon, carbon monoxide, and smoke detectors, and they also look for signs of mold or water damage.

Safety violations are red flags in their reports, signifying immediate concerns for buyers. It is important a home is safe once you occupy it.

Negotiation Leverage: The Advantage of a Home Inspector’s Findings

A detailed home inspection report serves as a significant advantage during negotiations. If there are significant deficiencies in a home you weren’t expecting that may cause a significant health or safety issue or problems that may be costly to repair, a home inspection may be the start of a renegotiation.

The Home Inspector’s Report: A Buyer’s Roadmap

After evaluating the property, a home inspector provides a detailed report, which is a roadmap guiding buyers through the complexities of the home’s condition. It outlines critical, minor, and potential future issues, equipping buyers with the knowledge to make informed decisions.

Educating Buyers: A Home Inspector’s Value-Added Service

Beyond the technical aspects, what does a home inspector do? They educate. They offer advice on maintenance and upkeeping, which is an invaluable service that empowers new homeowners to manage their property effectively.

The Home Inspection Process: An Opportunity, Not an Obstacle

The home inspection shouldn’t be viewed as a mere formality but as a golden opportunity to learn about the intricacies of your potential new home. Participating in the process and understanding the findings is essential for a well-informed home-buying decision. 

For most homes, there should be a reasonable expectation that all systems are properly functioning and the home does not present significant health or safety issues.

Understanding The Home Inspector’s Scope and What They Can’t Do

While a home inspector can undoubtedly provide you with valuable information about the home you are about to purchase, there are certain things a home inspector can’t or may not be able to do.

Perform Destructive Testing  A home inspector cannot move items or tear things apart to conduct their inspection.

Comment On What They Can’t See  The scope of a home inspection is limited to what a home inspector can see.  They obviously can’t see inside walls even if there is an issue.  A home inspection is limited to what can be seen.

Estimate Repair Costs  By law, a home inspector cannot estimate repair costs.  They can only provide information on the condition.

Give Opinion of Value The home inspector is there to comment on the home’s condition as it sits.  They are not there to provide value for the home.

Pass or Fail The home inspector does not pass or fail a house. They only provide information for you to make an informed decision.

Tell You If You Should Buy The Home Again their job is to pass along information for you to make an informed decision on your own.

What Six Home Inspectors Wished Their Home Buyers Knew

I have asked 6 Home Inspectors to comment on what they wished every home buyer knew about home inspection.  And, there is some great info here for home buyers to know.  Thanks for all the input.

Brett Maloney- Indian Rock Inspections, Middleton MA

  1. 1- A home purchase is probably the biggest investment you will make. You want to accompany the inspector during the home inspection.  I tell my clients to figure an hour per 1,000 square feet of home.  A 2,500-square-foot home usually will take 2.5 hours to inspect.  This is time well spent; you will learn the “inner workings” of the installed systems of the home and receive maintenance tips and suggestions from the inspector.  Please leave the children with Grandma and Grandpa or hire a babysitter.  The inspector would like your full attention as much as you want theirs.
  2. Home inspectors are “Generalists”. We are not experts. Think of your home inspector as you would think of your family doctor (generalist).  During your yearly physical examination, your family doctor detects an issue with your heart.  You would want your doctor to refer you to a cardiologist (specialist).  Your home inspector is trained to find issues with the home that will require further evaluation by licensed, qualified contractors (specialists).  Such as: Electrician, Plumber, Mason, Carpenter or Structural Engineer.
  3. Follow the recommendations made by the inspector, especially if it is a big-ticket item. If the inspector suggests a maintenance issue, such as caulking around the windows and doors, something like that can usually wait until after you are in the home.  If the inspector suggests that you contact an HVAC contractor to evaluate further the furnace heat exchanger (a faulty heat exchanger is a big-ticket item), you would want to do that while you are still able to negotiate with the sellers.
  4. Read the entire Home Inspection Report, not just the summary. There is important information about the home you are purchasing in the report’s body that doesn’t end up in the summary.  The summary will list major defects or items that need repair.  The inspector often offers maintenance tips, observations and suggestions that do not always make it to the summary. 
  5. If you have any questions about the report, contact the Home Inspector sooner than later. Please remember your home inspector will inspect an average of 5 to 10 homes a week, so it is essential to ask your questions while the home is still fresh in the inspector’s memory.  When asking the inspector questions, it is always best to have the report in front of you.

Brett has been in the construction and real estate industry for over 35 years. He has a background in real estate development and homebuilding. He is a native of Massachusetts and is familiar with the unique architectural features of New England construction, whether he’s inspecting historical colonials or newly built homes. Br ett is a member of both: ASHI (American Society of Home Inspectors) and InterNACHI (International Association of Certified Home Inspectors).  He is the Owner of Indian Rock Inspections, LLC located in Middleton Massachusetts.

John Ward- The Homestead Report Tewksbury MA

Most home buyers do not fully know what is involved in the home inspection process.  A home inspector will comment on the condition of the property at the time of inspection. This is a visual inspection only.

Also, realize as a home inspector, I can only comment on what I can see.  I cannot necessarily spot problems that are buried in a wall, in an attic with no access, etc…

As a licensed home inspector, I cannot quote prices for upgrades and repairs.

How much does this cost?… is asked daily while I do a home inspection.

I am also not allowed to put a “grade” on the house or offer the fair market value of the home.  As a home inspector, I am only there to give you an overview of the systems, structure and health of a home.  Not whether you should buy the house or not.

During the home inspection process, my clients get a lot of information about immediate, short term and long-term maintenance issues and upgrades, as well as general information about the systems and structures of a home.

On the list for concerns with a house.

  1. Water in the basement.
  2. Structural issues, cracks in foundations, rotted framing members.
  3. Termite and carpenter ant damage.
  4. Mold in the basement or attic.
  5. The energy efficiency of heating systems.
  6. Rodent activity, large and small.
  7. Lead paint issues or hazardous material.
  8. Condition of the roof?
  9. Don’t forget to test for radon in the home as well.
  10. and more…

Come prepared with a list of concerns you might have so your home inspector can address those concerns.  Don’t be afraid to ask questions during and after the home inspection.

John Ward, The Homestead Report

Cristhian Perez- Home Check Inspections, Tampa FL

I wish my clients knew that hiring the cheapest home inspector can cost them a lot more in the long run. When buying a home you want the best home inspector you can find, not the cheapest. 

The old saying is true; you get what you pay for.  Your home inspection is your last line of defense to ensure you buy a safe and sound home.

Unfortunately, many clients choose what inspector to hire based on the home inspection cost. Instead, home buyers should consider the home inspector’s experience and qualifications. An experienced inspector will be better able to find major defects that could be costly.

Buyers might have to spend a little bit more for an experienced inspector, but the wealth of information they will receive in return will help them make a much more informed buying decision.

Cristhian Perez is a Certified Professional Inspector with Home Check Inspections– a home inspection company serving Tampa and surrounding areas. Home Check Inspections specializes in residential real estate Inspections. Their mission is to help home buyers understand the real condition of their homes. Home Check Inspections 813-261-0002

Matthew Rivera- The Inspection Boys, Suffolk and Nassau Counties NY

I wish all my buyers took advantage of their time at the house.

Inspections generally take between 1-3 hours. The process is generally crazy up until the inspection.  In a busy market, buyers place multiple bids and sometimes compromise.

While we perform our inspection this is their time to take measurements, look at rooms, plan their layout, and test appliances.

After the inspection is complete and contracts signed they won’t generally have an opportunity like that again.

I have had clients bid on 3 or 4 houses over a weekend. One accepts their offer and they schedule a home inspection.

When we arrived they realized it was a 3 bedroom, not 4 bedroom and it wasn’t the house they thought they bid on.

During the home inspection, we try to check every possible corner. We are able to point out key components of the house, such as the water main, main electrical breaker, and areas of concern.

Matthew Rivera- The Inspection Boys

what your home inspector would like you to know

Michael Marlow- Veteran Home Inspections, Bandera Texas

Home inspectors do not have a crystal ball, and we cannot predict what will fail and when!  A home inspection is just a snapshot in time that will help you understand the property’s condition when we inspect it. 

Part of home ownership is ongoing maintenance, which will involve significant expenses when major systems like the roof, HVAC, or water heater need to be replaced.  We do our best to tell you what items are nearing the end of their normal life expectancy, but we can’t tell you when something will fail.  For example, an AC Compressor (the outside unit) has a life expectancy of about 12-15 years.  I have personally replaced units that were only 7 years old, and I have seen units that were 32 years old and still going strong.

Just because we note something in the inspection report, doesn’t mean the seller has to fix/replace it.  This is up to you and your real estate agent to negotiate.  I get a lot of questions about this one, and it normally is some variation of: So, they have to fix that. 

A real estate transaction is a long negotiation, and everything is negotiable.  While I have had sellers agree to address every discrepancy noted in my report, those cases are rare.  Most of the time it involves a bit of give-and-take. 

Your real estate agent is the expert negotiator and should be the one to help you work with the seller to find a happy medium for what will be fixed, what you get credit for, and what will not be addressed.  One thing I have personally done, and recommended, is this:  Make three lists one of the items you must have fixed or you’re not going to buy the house.  One with the items you’d like to be fixed, but if they aren’t it won’t stop the deal.  And the third is items you don’t care if they are addressed.  Use this list to help you build your repair request list that you send over to the seller for negotiation after the home inspection 

Also, send over the entire home inspection report so they know you didn’t request everything (if you left some stuff off).

We cannot see behind walls.  Unlike a certain TV personality, you don’t own the house yet, so we can’t bust open walls or tear up the flooring to see hidden issues.  This is most likely going to be things like foundation issues, especially in houses with finished basements.  There are clues we may get, but without seeing the foundation, we can only make an educated guess.

New construction doesn’t mean the house won’t have issues.  I have inspected hundreds of new construction houses and have yet to find one that didn’t have issues. 

The most common issues are with electrical and plumbing.  I frequently find homes missing Ground Fault and/or Arc Fault protection missing in required areas, receptacles without power, plumbing leaks from drywall nails or unglued pipe connections, and drains clogged with construction debris.  Roofs are frequently damaged or installed incorrectly, sometimes requiring a full replacement.  I’ve even found attics without insulation. 

Builders will often tell buyers there is no need to have an independent inspector since the city/county has already inspected it.  These inspectors only inspect to minimum code and only spend a few minutes at each house.  Many areas do not even have code enforcement outside of major cities, so only the builder has “inspected” the house.

Make sure you understand the warranties that the inspector offers.  Some inspectors don’t offer any warranties, but some offer limited warranties.  Read the policies your home inspector sends to you so you understand what is covered and what isn’t.  We offer these warranties because we understand that stuff does break.  Buying a house and moving is a very expensive endeavor, and these can help some with the expenses of a surprise repair.  (The warranties we offer and the policies are on our homepage).

After almost 21 years in the U.S. Navy, Mike formed Veteran Home Inspections in 2013.  His company is a full service Home Inspection company serving San Antonio, TX and the surrounding Hill Country area. Veteran Home Inspections 210-202-1974

Jason Irish- Monadnock Home Inspections, Southwestern NH

  1. I wish my home buyers knew I am looking out for their best interest. I am there for them to answer any questions before, during, and after the home inspection. I always keep my buyer’s best interests in mind and give them sound educational advice; after all, that is precisely what they are paying me to do.
  1. I wish my buyers knew that I can not predict the future. On some occasions I can give the life expectancy of specific components and systems of the home. However, preventive maintenance and weather conditions play a significant factor in just how long some of these components and systems will last.
  1. Every so often, I have a client ask why I charge so much money, which is typically only between $300 and $400. My answer is simple….I have spent my entire adult career in the construction and preventive maintenance industry to gain the knowledge I now have regarding home construction and home maintenance. I also take continued educational courses consistently to keep up with the ever changing standards and practices of home construction. A quote from Picasso….. The story goes that Picasso was sitting in a Paris café when an admirer approached and asked if he would do a quick sketch on a paper napkin. Picasso politely agreed, swiftly executed the work, and handed back the napkin — but not before asking for a rather significant amount of money. The admirer was shocked: “How can you ask for so much? It took you a minute to draw this!” “No”, Picasso replied, “It took me 40 years”
  1. I wish My home buyer knew that it takes time for certain test results to come back. I generate my home inspection report within 24 hours and list all defects with color photos and descriptions. However, it typically takes 5 working days for me to get well water and radon air tests back from the lab. I always tell my buyers the time frame of these tests but I think with all the excitement that is going on with the purchase of a home, it sometimes falls on deaf ears and I sometimes get a call from the buyer looking for test results the day after the inspection.
  1. I wish my client knew that EVERY home would have some defect, big or small. Even newly constructed homes can have defects. I recently had a buyer who was reluctant to hire a home inspector on a “newly constructed home” It turned out to be a great decision on her part to hire me as I found that the roof covering was installed with busted and torn asphalt shingles on the back side of the home, something that would have gone unnoticed unless I had been there to get up on the roof, as it was not visible from the ground. My buyer was quite pleased that she had spent the extra money to have me inspect her new construction. The builder had to repair the roof covering, saving her a great deal of money in the long run. Her quote “Money well spent”.

Jason has been a licensed home inspector since 2014. He brings a wealth of knowledge with his construction and building and grounds maintenance background. MHI also offers water and radon resting. MHI serves all of southwestern New Hampshire.  Monadnock Home Inspections 603-554-4132

How To Find The Best Home Inspectors In Massachusetts

Finding the a Massachusetts home inspector is essential in successfully buying a home.  At the same time, it can be a daunting task. A good home inspector can make or break your home purchase.  This is not the time to go budget shopping for a home inspector. 

Home Inspectors Near Me

Start by googling “home inspectors near me.”  You will get a long list of home inspectors in your area.  

Once you get the list, cull out the inspectors with poor reviews and need a professional presence online.

You can begin your search for a home inspector by entering ‘home inspectors near me’ into the Google Search Engine. This will give you a list of professional inspectors in your vicinity.

However, the key is in the selection process. Carefully review the reviews they’ve received, focusing on eliminating those with notably poor reviews. It’s equally important to consider their online presence, as a polished and professional digital profile often reflects a commitment to quality and reliability in their work.

By carefully curating your choices, you’ll be well on your way to finding a home inspector who combines expert knowledge with a reputable service record.

Seek Suggestions From Friends of Family For Home Inspectors

Chances are, you’ve got folks in your circle—friends or family, maybe—who had their homes inspected not long ago.

Well, why not tap into that valuable resource? Reach out to them and pick their brains about their encounter with the home inspector they selected. Find out if they had a great experience that left them feeling satisfied and confident about their selection of home inspector. 

Search The Directory of the American Society of Home Inspectors (ASHI)

There is a directory where you can get a list of member inspectors at ASHI.  Consider hiring only home inspectors who are members of ASHI.  

The American Society of Home Inspectors hold its members to a higher level that will ultimately benefit the consumer.

Recommendations from your REALTOR

If your REALTOR is representing you as a buyer’s agent, they will have specific recommendations for a home inspector.  If you have an excellent working relationship with your agent, then you will most likely like anyone they recommend.

Once you have compiled your list from different sources, research and pick the best home inspector you can find

My Thoughts On Choosing A Massachusetts Home Inspector

I have been a REALTOR in Massachusetts for 23 years and have run into many home inspectors and attended a lot of home inspections.  I personally have three home inspectors I recommend to my buyer clients.  I have used them for years.
All three inspectors have one thing in common.  They are independent home inspectors that own their own company.  My preferred inspectors are only as good as their last inspection and rely solely on word of mouth.
Contrast that with large inspection companies with 15 or 20 inspectors advertising heavily to gain business.  You don’t necessarily know who might show up for your inspection.  You may get a good inspector or a not-so-great inspector.  But for them, one bad review isn’t going to cost them.

Hiring A Home Inspector Should Not Be A Time To Save Money

Prices for home inspection can range all over the place.  I have found your better inspectors charge more money for a home inspection.  What is an additional hundred or two dollars when buying a $500,000 home?   

Choose who you think the best inspector is, money aside.



Hire the best home inspector you can when it comes time to inspect the home you are about to purchase.  Now is not the time to price shop; you have much at stake.

Develop good communications with your home inspector.  Make sure you have a full understanding of what the home inspection encompasses and don’t be afraid to ask questions.

Your home inspection is your last line of defense in buying a great home.  Make the most of it.


Massachusetts Real Estate Blog author and owner. Kevin Vitali- Haverhill Massachusetts REALTOR

Author Bio

Kevin Vitali is a Massachusetts REALTOR that serves Essex County and Northern Middlesex County in Massachusetts. If you want to buy or sell a home, let me use my years of experience to get you the best possible outcome.

Feel free to contact me to discuss any upcoming moves. I am always happy to answer your questions 

Call 978-360-0422     Email kevin@kevinvitali.com