What Makes a Good Home Inspector?

Buying a home is one of the biggest financial decisions most people will ever make. And let’s be honest—it's exciting, but it’s also nerve-wracking. That’s where a home inspector comes in. They’re the unsung heroes who help buyers avoid costly mistakes by identifying hidden issues. But what separates an average home inspector from a truly great one? Let’s break it down.

1. A Sharp Eye for Detail

A good home inspector doesn’t just skim the surface. They scrutinize every nook and cranny, looking for signs of trouble that most people wouldn’t notice. Whether it’s hairline cracks in the foundation, improper electrical wiring, or subtle water stains that scream “roof leak,” a great inspector leaves no stone unturned.

Think of them like detectives. They don’t assume anything—they investigate, analyze, and document. They know a tiny rust spot on a water heater could signal a much bigger problem waiting to unfold.

2. Technical Knowledge and Experience

Experience matters—a lot. A seasoned home inspector has likely seen it all, from perfectly maintained homes to absolute disasters disguised with a fresh coat of paint.

A good inspector understands:

• Structural integrity and how homes are built

• Electrical, plumbing, and HVAC systems

• Roofing materials and their lifespan

• Local building codes and regulations

Certifications help, too. Organizations like ASHI (American Society of Home Inspectors) and InterNACHI set industry standards and require ongoing education. If an inspector stays up to date with these certifications, that’s a solid sign they take their job seriously.

3. Clear and Honest Communication

A home inspector’s job isn’t just about finding problems—it’s about explaining them in a way that makes sense to the buyer. A great inspector won’t just hand you a dense, jargon-filled report and call it a day. They’ll take the time to walk you through their findings, pointing out what’s urgent, what’s minor, and what just needs routine maintenance.

Ever had someone overwhelm you with technical terms? Not fun. A top-tier home inspector translates complex issues into plain English, helping buyers make informed decisions without unnecessary panic.

4. Unwavering Integrity

A home inspector should be completely unbiased. They’re not there to sway a sale or sugarcoat anything. Their job is to present the facts, whether the news is good, bad, or somewhere in between.

Unfortunately, not every inspector operates with integrity. Some might downplay issues to keep a real estate agent happy, while others might exaggerate minor concerns to seem more thorough. A great home inspector remains honest and objective—always.

5. Patience and Approachability

Not every homebuyer knows the ins and outs of a house’s mechanical systems. A great home inspector understands this and welcomes questions. They’ll explain things patiently, ensuring that buyers walk away feeling confident about the home’s condition.

If an inspector seems rushed, dismissive, or irritated when asked questions, that’s a red flag. A truly great professional takes the time to educate, not just inspect.

6. The Right Tools for the Job

A keen eye is great, but the right tools take an inspection to the next level. A well-equipped inspector might use:

• Moisture meters to detect hidden leaks

• Infrared cameras to spot insulation gaps or electrical hot spots

• Carbon monoxide detectors for safety checks

• Drones to inspect hard-to-reach areas like rooftops

These tools help uncover issues that aren’t visible to the naked eye, making the inspection more thorough and reliable.

7. A Strong Work Ethic

Home inspections can be long, tedious, and physically demanding. A great inspector doesn’t cut corners or rush through the job. They’re methodical and take their time, ensuring nothing is overlooked.

They also deliver reports promptly. A buyer shouldn’t have to wait days to find out if their dream home has major issues. A great inspector provides a detailed yet easy-to-understand report within a reasonable timeframe, often within 24 hours.

8. The Ability to Stay Calm Under Pressure

Let’s be real—home inspections can sometimes be tense. Buyers are on edge, sellers don’t want bad news, and real estate agents are hoping for a smooth deal. A great home inspector remains calm and professional, delivering information objectively without adding unnecessary stress to the situation.

Final Thoughts: The Difference Between Good and Great

A good home inspector does the job. A great home inspector does it exceptionally well. They blend technical knowledge with communication skills, integrity, and attention to detail—all while keeping the buyer’s best interests at heart.

If you’re on the hunt for a home inspector, look for these qualities. It could mean the difference between buying a solid, worry-free home or stepping into a money pit. And honestly? That’s a decision you don’t want to take lightly.

Created by Brian Johnson, Founder & Lead Inspector at All Time Inspections