7 Essential Questions to Ask a Home Inspector Before Buying a House

Choosing the right home inspector can make or break your client's confidence in a property. These questions to ask a home inspector ensure you're getting top-tier service, transparency, and the insights needed for a smart purchase.

1. Does the Inspection Include Thermal Imaging?

This is vitally important, since it allows the inspector to see behind walls. A thermal camera uses temperature differences to find hidden water leaks, electrical issues, and missing insulation. It’s so sensitive that you can see your handprint on a wall long after it’s gone, or your footprints as you walk across the carpet. Every inspection from Inspections Over Coffee includes commercial-grade thermal imaging for the entire interior and exterior.

2. How Do You Categorize the Issues You Find?

If you’re stuck reading through an 80-page PDF filled with checkmarks and the word “serviceable,” you might miss something important—or overreact to something minor. Inspections Over Coffee uses modern software with color-coded defects: Blue, Orange, and Red, so buyers know exactly what to focus on. Instead of vague terms, our reports include videos and photos showing systems operating in real time.

3. Do the Reports Include Videos?

Most inspectors ask clients to attend at the end for a summary walkthrough. That’s why videos are essential—they show exactly what was visible on the inspection day. This visual proof helps explain findings, supports future warranty claims, and gives peace of mind—especially for out-of-state buyers. Expect videos of the roof, attic, electrical panel, plumbing systems in action, and more. It's like being there in person.

4. Are You More Thorough Than the Minimum?

At Inspections Over Coffee, thoroughness is our middle name. We use drones for hard-to-reach roofs, thermal cameras for hidden defects, and include property history reports and recall checks on appliances. All at the same base price as less-detailed competitors. If your clients want full protection, this is it.

5. Do You Provide a Property History Report?

If you’d ask for a Carfax on a used car, why not get one on a house? Every inspection includes a detailed property history report—so your clients know what they’re buying. This proactive insight can reveal permits, renovations, and previous sales history, helping them make smarter decisions.

6. Do You Provide Recall Data on Appliances and Mechanical Items?

Wouldn’t you want to know if that dishwasher is under a fire recall—and that the manufacturer will fix it for free? We provide a recall report on any item with a visible model and serial number. Even better, your client receives monthly updates as long as they own the home. Bonus: we can include your headshot and contact info, so it looks like this valuable info is coming straight from their agent.

7. Do You Act as an Advisor & Advocate or an Alarmist?

Your client deserves a thorough inspection, not a scare tactic. Our inspectors act as Home Buyer Advisors—not referees—sharing insights in a calm, professional way. Our goal is clarity and actionability, not confusion and panic. You’ll get the most complete inspection without the unnecessary drama.

Additional Considerations for Buyers

Beyond the inspection, remember to consider other financial responsibilities like property taxes, home insurance, furnishings, and potential remodeling. Comparing homeowners insurance options early on can help you find a policy that fits your needs and budget. Protecting your investment starts before closing.