Ask any real estate professional and they will tell you that the home inspection is one of the most important steps in the homebuying process. A home inspection is exactly what it sounds like – a thorough and professional examination of a property’s condition. And while your inspector will provide feedback and a detailed report of his or her findings, responsible buyers should also do their own due diligence by asking the right questions.

Here are just a few of the important questions to ask before, during, and after the inspection.

What are your qualifications?
A home inspection is only as good as the professional doing the job, so be sure to ask about an inspector’s background and experience. How long have they been inspecting homes? What are their qualifications and certifications? Are they also a licensed contractor or builder? What kind of report do they provide?

“In Michigan, inspectors do not have to be licensed through the state, so buyers really need to check credentials,” said Jason Murton with Accurate Inspections LLC. “Ideally, you want someone who not only has a lot of experience, but is also certified through a reputable, professional organization and stays up-to-date with continuing education.”

What does the inspection cover?
According to the American Society of Home Inspectors (ASHI), a standard home inspection report covers “the condition of the home’s heating system; central air conditioning system (temperature permitting); interior plumbing and electrical systems; the roof, attic and visible insulation; walls, ceilings, floors, windows and doors; the foundation, basement and structural components.”

An inspection does not routinely include things like structural engineering work, swimming pools, or fireplaces and chimneys. A standard report also doesn’t usually cover items like a well and septic system, mold (outside of a visual check), asbestos, radon, or pests, but these are often available as add-ons.

Do I need additional inspections?
Because there are add-on services available outside of the standard inspection, Jacob Majeske with Majeske Home Inspection Services says buyers should check with their inspector or REALTOR® about whether additional tests are recommended.

“For instance, houses built in the 1970s or earlier could have the old clay or cast-iron sewer pipes, so a sewer inspection may be needed,” he said. “And there are certain parts of the Lansing area that are known for termite problems, so if the home is in one of those hot spots, an ancillary pest inspection may be a good idea.”

What do you charge?
A home inspection generally costs between $300 and $600, but the price can vary based on size of the house, state of the market and each individual inspector.

“Remember that cheaper isn’t always better,” said Murton. “If you speak with an inspector who is charging significantly less than others, you’ll want to ask some more questions and do your research. Spending a bit more for a quality inspection will be worth it in the long run.”

Can I attend the inspection?
The answer should be an automatic, yes! Any professional inspector should welcome buyers at the inspection, especially if they are first-time homeowners.

This is valuable because having an actual person explain the home’s systems and how they work is more beneficial than reading and interpreting a report. Furthermore, it gives the buyer an opportunity to ask questions and get clarifications.

What does that mean?
During the inspection, your home inspector will provide you with a lot of information, but don’t be afraid to ask for clarification when needed. 

“Just keep in mind that we can’t tell you whether or not you should buy a home based on our findings, and we can’t give advice on how to negotiate repairs…that is something to discuss with your REALTOR®.” said Majeske. “Also, while we can provide a rough estimate of how much certain repairs may cost, we can’t give specific numbers, especially with the recent rise in labor and material costs.”

How do I maintain (fill in the blank)?

“We’ll discuss the life expectancy of big-ticket items, like the roof, HVAC system, water heater, etc., and we can talk about routine maintenance, like how often you’ll need to change the furnace filters,” said Murton. “These things may not be important as far as the actual purchase, but they are important to the long-term care and maintenance of the property.”

Can you clarify that for me?
Once you receive your inspection report—­­­­­whether it’s the day of or 1-2 days later—your inspector should review the findings with you. If you attended the inspection, the report should not contain any surprises.

It's important to remember that no house is perfect. There will always be problems, repairs, or maintenance items listed, no matter if the home was built last year or 30 years ago. Once you have the information, the conversation becomes, are there any major problems with the structural and mechanical components of the home? Or are we dealing with minor repairs that are easily taken care of?

For a list of experienced local home inspectors, visit the Greater Lansing Association of REALTORS® website at www.lansing-realestate.com.