A home inspection is one of the most important steps in buying a home — and one of the most frequently misunderstood. Many buyers treat it as a checkbox: hire someone, get a report, proceed to closing. The inspection is actually something more consequential: it’s your one structured opportunity, before you’re legally committed, to understand the condition of what you’re buying. A skilled inspector with the right knowledge for the property type can save you from a catastrophic purchase. A perfunctory one can give you a false sense of security that’s worse than no inspection at all.

In many regions, the home inspection industry has been working toward regulation for years, with legislation passed and an implementation framework being developed. Understanding what credentials to look for, what a thorough inspection actually covers, and what questions to ask before and after are what separates a useful inspection from an expensive formality.

“The inspection report is not a pass/fail document. There is no perfect house. What the report gives you is information — about what systems are aging, what needs attention now, what to watch in five years, and what might be a deal-breaker if you’re not prepared to handle it. A buyer who reads the report and understands it can make an informed decision. A buyer who reads the summary and skips the rest is not getting what they paid for.”

— Colette Arseneau, certified home inspector and OAHI member with 21 years of experience in residential property inspection in the local area

Before You Hire a Home Inspector

A male inspector in a hard hat conducts a property inspection outdoors with a clipboard.

What qualifications should I look for?

In many regions, home inspection is in the process of becoming a regulated profession under the Home Inspection Act, 2017. As the regulatory framework is implemented, the qualifications landscape will evolve. As of 2026, the key credentials to look for include:

OAHI (your region Association of Home Inspectors): The largest regional association for home inspectors in many regions. Members must meet education and experience requirements and adhere to a code of ethics and standards of practice. The designation RHI (Registered Home Inspector) is OAHI’s professional designation.

CAHPI (Canadian Association of Home and Property Inspectors): The national association. Offers the NHI (National Home Inspector) designation.

InterNACHI (International Association of Certified Home Inspectors): An international association with certification programs, widely held.

Ask specifically what professional association the inspector belongs to and what designation they hold. Verify membership directly with the association.

How much experience do they have with this property type?

Experience matters significantly in home inspection. An inspector with 500 inspections under their belt brings pattern recognition that a recently certified inspector doesn’t yet have. More specifically, experience with your property type matters:

  • Older homes (pre-1960): Different construction methods, more likely to have knob-and-tube wiring, galvanized plumbing, asbestos-containing materials, original single-pane windows, and foundation types that have different failure modes
  • New construction: Different focus — construction defects rather than age-related deterioration
  • Condos: Different scope — the inspector can only access the unit, not common elements
  • Rural properties with septic and well: A very different inspection scope from urban homes on municipal services

Ask specifically how many inspections the inspector has completed and how many were of properties comparable to yours.

Will you be present during the inspection?

Being present during the inspection is highly recommended — not just for the final walkthrough, but for the entire inspection if possible. The inspector’s commentary during the inspection — pointing to specific areas, explaining what they’re seeing and why it matters — is more valuable than the written report alone. Seeing the inspector’s face when they look at the electrical panel tells you something the report doesn’t.

If you can only be there for part of the inspection, be there for the end — the walkthrough where the inspector summarizes findings in person.

Questions to Ask the Inspector Before Booking

A home inspector in high visibility vest examines an electrical outlet in a modern room.

What does your inspection cover?

A standard home inspection covers the readily accessible and visible components of the home:

Structure: Foundation, framing, roof structure (from inside the attic where accessible)

Exterior: Roof covering, flashings, exterior walls, windows, doors, eavestroughs, grading

Electrical: Main panel, visible wiring, outlets, fixtures, grounding

Plumbing: Water supply and distribution, drain, waste, and vent systems, water heater

Heating: Furnace or boiler (inspected, not serviced), heat distribution

Cooling: Central air conditioning system where accessible and conditions permit

Insulation and ventilation: Accessible attic insulation and ventilation

Interior: Walls, ceilings, floors, doors, windows, stairways

Ask for the inspection scope in writing — specifically what is and is not covered.

For more: What Does a Home Inspection Cover?

What does your inspection NOT cover?

This is equally important. Standard home inspections have defined limitations:

  • Behind walls, under floors, or above ceilings: Inspectors assess what’s visible and accessible
  • Appliances: Most home inspections don’t include appliance testing
  • Swimming pools, hot tubs, saunas: Typically excluded or require a separate fee
  • Septic systems: Require a specialized septic inspection
  • Wells: Require a separate well inspection and water test
  • WETT certification: Wood-burning fireplaces and chimneys are observed but not fully assessed without a WETT inspection
  • Environmental testing: Radon, asbestos, lead paint, mold are typically not tested in a standard inspection — each requires specialist testing

Ask specifically what’s excluded and whether any of the excluded items are relevant to the property being inspected.

Do you carry errors and omissions (E&O) insurance?

E&O (errors and omissions) insurance covers the inspector if they miss something significant that later costs the buyer money. It’s the professional liability insurance for home inspectors. Ask whether the inspector carries E&O coverage and in what amount.

What a good answer looks like: Confirmed E&O coverage, with a willingness to name the insurer.

Questions About the Inspection Process

How long will the inspection take?

A thorough inspection of a typical single-family home takes 2.5–4 hours. Larger homes or homes with more complex systems take longer. A home inspection that’s completed in 45 minutes is not a thorough inspection — corners have been cut.

Ask specifically how long the inspection is expected to take for your specific property.

When will I receive the report, and what format is it in?

A professional inspection report should be delivered within 24 hours of the inspection. It should include:

  • A description of each observed component and its condition
  • Photos of significant findings
  • A summary of findings by urgency
  • Recommendations for follow-up or specialist assessment where warranted

Ask whether you’ll receive a same-day or next-day report, and whether photos are included.

For more: Questions to Ask After a Home Inspection — Understanding the Report

Questions About Specific Property Concerns

Are there any specialist inspections you’d recommend for this property?

Based on the property’s age, type, and location, ask the inspector what additional specialist inspections they’d recommend:

Older homes (pre-1980): Possibly asbestos testing (vinyl floor tiles, pipe insulation, drywall compound), lead paint testing, WETT chimney inspection

Rural properties: Septic inspection, well water testing

Any property: Radon testing (radon is a naturally occurring radioactive gas that is the second leading cause of lung cancer — short-term testing kits are inexpensive)

Homes with visible mold or moisture issues: Specialist mold assessment

For older homes: what’s your approach to knob-and-tube wiring and galvanized plumbing?

These are the two most consequential aging systems in older your region homes:

Knob-and-tube (K&T) wiring: The original ungrounded electrical wiring in homes built before approximately 1950. K&T itself isn’t inherently dangerous if undisturbed and unmodified — but modifications, insulation over it (fire risk), and aluminum wire splices create hazards. Insurance companies frequently refuse coverage or charge significant premiums for homes with active K&T. Ask specifically how the inspector assesses K&T.

Galvanized steel plumbing: Corrodes from the inside over time, reducing water flow and eventually failing. Common in homes built before approximately 1960. Ask what signs of galvanized plumbing deterioration the inspector looks for.

Red Flags to Watch For

Inspection completed in under 90 minutes for a full house. A thorough inspection takes time. A very fast inspection means things were skipped.

No photos in the report. Photos are essential — they document conditions at the time of inspection, help the buyer understand what was observed, and provide a record if conditions change before closing.

Inspector also offering repair services. In many regions, home inspectors are prohibited from performing repairs on homes they inspect (or agreeing to perform repairs as a condition of the inspection). An inspector who offers to fix what they find has a conflict of interest.

Unable to explain a finding clearly. A good inspector can explain what they found, why it matters, and what the implications are in plain language. Vague answers to specific questions suggest limited knowledge.

No E&O insurance. An inspector without errors and omissions insurance has no professional liability protection — and neither do you if they miss something significant.

For a full guide: Red Flags When Hiring a Home Inspector

Before They Start: A Quick Checklist

  • Professional association membership verified
  • Years of experience and property type experience confirmed
  • E&O insurance confirmed
  • Inspection scope reviewed — inclusions and exclusions understood
  • Inspection duration estimated and reasonable
  • Report delivery timeline and format confirmed
  • Your attendance confirmed
  • Any recommended specialist inspections identified

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