——— Buyer’s Resource Guide
What to Ask Your Home Inspector
your questions, answered
Everything you want to know before, during, and after your inspection — so you walk in confident and walk out with real answers.
You’re making one of the biggest financial decisions of your life. A home inspection is your chance to understand exactly what you’re buying — not just sign papers and hope for the best. This guide gives you the questions that matter most, in plain language, so you can get the most out of your time with your inspector.
01
Before the Inspection
Questions to ask when you book
1.1
What does a standard inspection cover?
A standard ABHI home inspection covers the visible, accessible systems and components of the home — including the roof, foundation, structural components, HVAC (heating and cooling), plumbing, electrical system, insulation, windows and doors, and built-in appliances. Every inspection also includes a baseline energy assessment — a look at insulation, sealing, and HVAC efficiency — so you leave understanding not just the home’s condition, but what it’ll cost to run.
Our inspectors follow the InterNACHI Standards of Practice, the most rigorous in the industry. You’ll receive a same-day Spectora report with photos documenting everything we find.
💡 Tip: Not sure if we cover your area? We inspect across San Diego, Orange County, and Riverside — with same-day reports in all three counties.
1.2
Should I be present?
Yes — absolutely, if at all possible. Being there in person is one of the most valuable things you can do as a buyer. Your inspector will walk you through the home, show you what they’re finding in real time, and explain what matters most.
You’ll also learn where your main water shutoff, electrical panel, and gas shutoff are located — information every homeowner should have from day one.
💡 Tip: The end is the part you don’t want to miss — your inspector walks you through everything in person, in plain language. Come for the start if you can, but be there for the recap. It’s the most useful half hour of the day.
1.3
How long will it take?
Most inspections take 2 to 4 hours depending on the size of the home, its age, and the number of systems being inspected. A larger home or one with more defects observed will take longer.
If you’ve included enhancement services like a sewer camera inspection or air quality sampling, budget additional time for those as well.
💡 Tip: Block out the full window rather than scheduling something right after — inspections occasionally run long when a home has more to document.
1.4
When will I get my report?
You’ll typically receive the full inspection report within 30 minutes to an hour of when we finish — always the same day. It’s sent to you by email and available anytime in your client portal, with photos organized by system.
💡 Tip: Your report is a fully interactive, easy-to-read online report — and you can download it as two PDFs for saving or sharing: a full report with everything we documented, and a summary report with just the findings and photos.
02
Day of the Inspection
Questions to ask your inspector onsite
Your inspector is there to educate, not just document. Don’t hold back — they’ve heard every question before. Here are the ones that matter most.Perspective & grounding
For a home this age, is what you found about what you’d expect — or does anything stand out?
Can you show me where the main water, gas, and electrical shutoffs are?
If you were buying this home, what would you want to look into first?
Does the seller have to fix everything you found? Does everything have to be fixed?
Findings & next steps
Are there any major findings — structural, moisture, electrical, or otherwise — I should be especially aware of?
Were there any areas you couldn’t fully access that you’d recommend we evaluate further?
Based on what you found, are there other inspections or specialists you’d recommend?
How long is this report good for, and how often should I have the home rechecked going forward?
03
Enhancement Services
What goes beyond the standard inspection
Enhancement services are optional additions to your standard inspection, each available for an additional fee. Add any of them when you book, or ask your inspector onsite.3.1
What is a sewer camera inspection, and do I need one?
A sewer camera inspection sends a small camera through the main pipe that runs from your home to the city sewer connection. It shows us the condition of the inside of that pipe — cracks, blockages, root intrusion, bellying, or deterioration that a standard inspection physically cannot see because the pipe is underground.
Why it matters: Sewer line repairs can cost on average $5,000–$25,000 depending on the issue. Catching a problem before you close gives you negotiating leverage — or lets you walk away informed.
Worth considering on any home — even new construction, where poor installation, debris, or damaged lines are more common than buyers expect. A few situations make it especially smart:
- Homes 25+ years old
- Large trees in the yard (roots are a common culprit)
- Homes that have been added onto or had plumbing re-routed
- Slab-foundation homes (where repairs are more invasive and costly)
- Homes that have sat vacant
3.2
What are mold and particulate testing, and do I need them?
Mold Sampling
Mold sampling collects air from inside the home (typically 2–3 locations) plus one outdoor reference sample. A certified lab analyzes them to identify the presence and concentration of mold spores you can’t see or smell.
When to consider it:
The home has a known leak, water damage, or flooding history
You or a family member has respiratory sensitivities or allergies
The home has a musty smell or visible discoloration
There’s a crawl space with questionable ventilation or moisture
Particulate Testing
Mold is only one part of what you’re breathing. Particulate testing measures the everyday airborne contaminants a mold test ignores — dust, pet dander, pollen, fiberglass and insulation fibers, smoke, and combustion byproducts from furnaces, water heaters, and fireplaces. Samples are lab-analyzed against outdoor reference levels so you can see what’s actually circulating inside.
When to consider it:
The home has older HVAC, ductwork, or insulation that may shed fibers
There’s a fireplace, wood stove, or gas appliances inside the living space
Previous owners had indoor pets or were smokers
The home was recently renovated (construction and drywall dust linger for months)
💡 Tip: Mold affects air quality long before you can see or smell it. If anyone in your home deals with allergies, asthma, or respiratory issues, testing gives you a clear baseline before move-in.
💡 Tip: Pairs naturally with mold sampling — together they give you the full indoor-air-quality picture in one visit.
3.3
The home has solar panels — is that something you inspect?
Yes — we offer a dedicated solar inspection that goes well beyond a glance from the ground. Solar adds real value, but the systems vary widely in age, condition, and ownership — and most of what matters isn’t visible at a showing. We evaluate the system’s actual condition so you know exactly what you’re inheriting.
What we evaluate:
- Remaining life — estimated years left on the panels and inverter
- Energy production — measured output against what the system should produce, plus panel orientation and efficiency
- Energy storage — battery backup and capacity, if present
- Safety & quality — labeling, wiring, panel condition, fire-code setbacks, mounting, and roof condition beneath the array
- System & installer details — size, age, warranties, and whether the original installer is still in business
When it matters most:
- The home is being sold with the solar system included
- The panels or inverter are several years old, or their age is unknown
- You’re relying on the system to offset your energy costs
💡 Tip: Find out early whether the panels are owned or leased — leased systems transfer to you as a financial obligation, and the terms matter as much as the condition. Your agent can help you get the lease and ownership documents before you close.
3.4
What's included in an energy assessment?
An energy assessment evaluates how efficiently your home uses energy — examining insulation levels, HVAC performance, window and door sealing, ductwork, and the overall thermal envelope. The goal is to give you an honest picture of what your energy costs will look like and where there are opportunities to improve.
This is especially relevant in older Southern California homes, where insulation is often minimal and HVAC systems are aging.
Pool / Spa — Does the home have a pool or spa? We can inspect that too. We evaluate the visible, accessible components — deck and surround, visible plumbing and equipment (pump, filter, heater), safety barriers, and overall condition — so you know what you’re inheriting. Pool and spa repairs run into the thousands, and the problems aren’t obvious at a showing.
Crawl Space — A crawl space inspection examines the underside of the home — foundation, structural supports, vapor barrier, plumbing runs, and any signs of moisture intrusion, pest activity, or mold. One of the most overlooked areas of a home, and one of the most expensive to repair when problems go unnoticed.
Additional Detached Buildings — ADUs, guest houses, workshops, detached garages, casitas — detached structures aren’t covered by a standard inspection of the main dwelling. We can inspect them as an enhancement so every building on the property is accounted for, not just the house.
Floorplan / 3D Scanning — We can capture a complete, navigable 3D model of the home — every room in high resolution, plus an accurate floorplan you can walk through online from anywhere. Plan furniture and renovations before you move in, share a true walkthrough with family or contractors, and keep a permanent visual record of the home exactly as it was on inspection day.
04
Understanding Your Report
After the inspection — making sense of what we found
4.1
Long list of items — should I worry?
A thorough report is a good report. Every home has findings — even brand-new construction. The length of the list matters far less than understanding which items actually need your attention. We organize every report into clear categories so you know exactly where to focus:
- Safety Concerns — items that pose a current or potential safety risk to the home’s occupants. These are the most urgent findings and should be addressed as soon as possible by a licensed contractor.
- Action Items — components or systems showing wear or deterioration that could become a problem over time. These aren’t routine maintenance or DIY fixes — they typically need a licensed technician or contractor, and are worth addressing before the close of escrow.
- Information / Limitations — context on the inspection itself: what was and wasn’t accessible, the scope of what we evaluated, and anything that limited a full review. Reviewing this section helps you understand exactly what the inspection did and didn’t cover.
Your inspector will walk you through the major findings at the end of the inspection — and the report itself is organized so the items that matter most are easy to find.
💡 Tip: A long list isn’t a bad home — it’s a complete inspection. Start with anything marked a Safety Concern, then Action Items. The rest is context and your maintenance roadmap.
4.2
Can I use the report to negotiate?
Yes, and many buyers do. Your inspection report is a factual, documented account of the property’s condition — which you can use to request repairs, credits, or a price reduction depending on what was found and how your purchase agreement is structured.
Work with your real estate agent on negotiation strategy. Your inspector’s job is to give you accurate information, not to advocate for a specific outcome — but accurate information is exactly what gives you leverage.
💡 Tip: Timing matters. Most purchase agreements give you a limited inspection window to raise findings — so read the report promptly and loop in your agent early, while you still have room to negotiate.
4.3
Questions after I read it?
Call us. Seriously — we’re here after the inspection, not just during it. If something in the report is confusing, if you want a plain‑language explanation of a finding, or if you just want to talk through what matters most, pick up the phone.
800-720-2844 — that’s us. We’ve been doing this since 1988, and we’d rather you fully understand what you’re buying than leave with unanswered questions.
💡 Tip: Your full report stays in your client portal — pull it up anytime, on any device, when you call so we can walk through it together.
05
About A Better Home Inspection
Why families have trusted us since 1988
Giving back. $5 from every inspection we complete goes to the Semper Fi & America’s Fund — providing lifetime support to combat-wounded service members and their families. It’s been part of how we do business for nearly four decades.
5.1
What makes ABHI different?
38 years of experience — inspecting homes in San Diego, Orange County, and Riverside since 1988. No other family‑owned company in Southern California has our longevity.
40,000+ inspections completed and over $1 billion in real estate inspected — our inspectors have seen everything.
Same‑day report delivery via Spectora, with photos, so your escrow stays on track.
The capacity to cover your timeline and your geography — a full team of inspectors across all three counties, ready when escrow can’t wait.
Information and options, so you can decide — we tell you what we find and offer the services that help you understand it fully. Every option we put in front of you is one we believe protects your investment.
5.2
Veteran / first-responder discount?
Yes. We offer a 10% Hero Discount for active military, veterans, police, fire, and EMT. Just let us know when you schedule and we’ll apply it automatically — no paperwork, no hoops.
Ready to schedule your inspection?
Our team is standing by. We’ll walk you through your options, answer any questions, and get you on the calendar — Single period.
— The Forster Family
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