By: J.J. Petersen, TREC #9278, Forerunner Inspections and CCAR Affiliate Committee Member
What if I told you that hiring the right home inspector could save you a cool $14,000 on your next home purchase? That’s not Monopoly money—that’s the national average of savings negotiated from a quality pre-purchase inspection.
Translation: the inspector you choose isn’t just a box to check—it’s a strategic move that could save you or your client thousands of dollars and hours of stress-induced pacing.
So, before you book the first inspector who’s “available tomorrow” and offers a free puppy with every inspection (okay, not really—but you get it), here are a few red flags that might indicate you’re getting a soft inspection. And by soft, we mean about as helpful as a marshmallow hammer.
Signs of a “Soft” Inspection (A.K.A. What to Avoid Like Last Year’s Leftovers):
- The Report Reads Like a Copy-Paste Novel.
If it’s filled with vague, boilerplate statements that could apply to any house, anywhere, it’s not truly inspecting your house. Cookie-cutter doesn’t cut it. - The Inspector Zooms Through in Record Time.
Two hours or less for a 2,000 sq. ft. home? That’s not an inspection—that’s a drive-by with a flashlight. - New License, No Experience.
Hey, everyone starts somewhere—but would you trust someone who got licensed last Tuesday to spot a $10,000 foundation issue? Check that license number and experience level. - They’re Asking “Do I Have To Inspect That?”
Wrong question. The right one? “How can I inspect this better for you?” - Background Check—It Matters.
If your inspector was an accountant for 20 years and just picked up this gig last year, that’s not necessarily a deal-breaker… but it might be something to consider. A construction or systems background goes a long way. - Compare Reports.
Not all reports are created equal. If yours looks like it was made with Microsoft Paint while someone else’s looks like a work of engineering art—you’ve got your answer. - Read Reviews—The Right Ones.
Look for inspector-specific reviews. Not just the company. You’re hiring a person, not a logo. - People Skills Matter.
Does your inspector take time to explain things? Are they friendly, patient, and calm under pressure—or do they rush you like it’s Black Friday and they’re late for a sale? Choose someone who genuinely cares about you, not just their clipboard.
Here’s the Real Talk:
- Inspectors are generalists—we’re not roofers, plumbers, or structural engineers. But the best of us? We know what we’re looking for, and we care enough to look deeper.
The common thread among truly great inspectors isn’t just knowledge, it’s the heart to serve, the drive to keep learning, and the courage to call out what matters.
Choose wisely. Your future self (and wallet) will thank you.