10 Essential Questions to Ask Your Home Inspector Before You Purchase
Business Name: American Home Inspectors
Address: 323 Nagano Dr, St. George, UT 84790
Phone: (208) 403-1503
American Home Inspectors
At American Home Inspectors we take pride in providing high-quality, reliable home inspections. This is your go-to place for home inspections in Southern Utah - serving the St. George Utah area. Whether you're buying, selling, or investing in a home, American Home Inspectors provides fast, professional home inspections you can trust.
323 Nagano Dr, St. George, UT 84790
Business Hours
Follow Us:
Buying a home is equivalent parts numbers and nerves. You study comps, chase rates, and triple check the closing disclosure. Still, a great deal of your long term happiness comes down to what a home inspection turns up and how plainly you understand it. I have actually walked purchasers through inspections where a little pipes concern saved them thousands, and others where an unclear report left them holding the bag on a decomposing deck and a furnace near the end of its life. The distinction generally begins with the questions you ask.
Below are the concerns I encourage every buyer to bring to the inspection, along with the factors they matter, examples from the field, and how to analyze what you hear. Consider this as your conversation map. A home inspector is a generalist, not a professional, and the great ones appreciate a purchaser who shows up prepared. Whether you are utilizing a seasoned pro or a newly certified home inspector, these concerns help you surpass generic checklists and into decision making clarity.
1) What is the real severity of each issue you found, and how soon ought to I deal with it?
Most inspection reports label issues as minor, moderate, or significant. That can be deceptive. Intensity depends on risk, cost to repair, and safety. I when saw a report list "peeling paint" and "double tapped breaker" in the exact same section, both flagged as minor. The paint cost a weekend and a gallon of primer. The electrical problem could have caused overheating in the panel.
Ask your home inspector to rank each product with these 3 lenses: security hazard, active damage, and preventative maintenance. If an inspector points out a slow pipes leakage below a sink, for instance, ask whether moisture readings were taken and whether there is any sign of microbial growth on the cabinet base. If they utilized a wetness meter and it reads high, that moves it towards urgent. If they just saw staining, that might be a watch product, specifically if you can budget plan a new P-trap and shutoff valves after closing.
Seasoned inspectors will elaborate in plain language. You should leave knowing which issues can wait a year and which can not wait a month. That clearness becomes your negotiation anchor. If the inspector hedges, ask what additional testing would give a clear response. Sometimes a $150 chimney video camera or a $200 sewer scope is the difference between reasonable repair work and a surprise five-figure expense.
2) What elements are near completion of their service life, even if they work today?
A home can pass inspection and still be a cash pit if several big-ticket products are old. Inspectors generally note the age of the roofing system, HVAC equipment, hot water heater, and in some cases major devices. What you require is an estimate of staying life under normal conditions, and a phrase like "works as intended" ought to not end the conversation.
If the roof is twenty years into a twenty 5 year shingle, ask whether there is granular loss in the rain gutters, curling at the edges, or exposed fasteners on penetrations. If the furnace is fifteen years old, ask if the heat exchanger was checked with a mirror or electronic camera, and whether fixed pressure or temperature level increase readings were taken. Not all inspectors do important screening, however a great home inspector will explain what they did and did not measure so you can budget plan with confidence.
Keep a realistic variety. For example, asphalt shingle roofing systems in hot, warm environments tend to age quicker than in cooler zones. Tank water heaters frequently last 8 to 12 years, while lots of tankless units run 15 to 20 with maintenance. If the home inspector offers you a variety, ask what upkeep might stretch the life. A $200 anode rod on a water heater can include years. A $300 a/c cleaning can protect a blower motor. You are not just buying a condition, you are buying a runway.
3) Can you stroll me through the top 5 priority products while we are onsite?
Even the very best report is no replacement for seeing the problem yourself. Welcome your inspector to show you the specific locations they consider greatest top priority. That may be the attic where they discovered inadequate insulation and unsealed ductwork, a restroom with a soft subfloor near the tub, or the grading at the structure that slopes towards the house.
Bring your phone and take photos. Ask the inspector to frame each shot with notes, like "downspout drains too close to foundation" or "missing kickout flashing above siding." When you later negotiate with the seller or get quotes, your images will be a common referral. I have actually seen claims diminish or vanish due to the fact that of fuzzy language. Clear visuals decrease that danger. The very best time is right after the inspection walkthrough, when you can still open the panel door or pull back insulation if needed.
There is a much deeper advantage here, too. Viewing an expert point and describe teaches you how to care for the home after closing. You see what they try to find and why. That a person hour of useful education deserves as much as the report itself.
4) What do you not examine, and what must I consider evaluating separately?
Every home inspection has limits. By default, inspectors do stagnate heavy furnishings, open finished walls, or run shutoff valves. Some will not walk on steep roofs. Lots of do not check for mold, radon, drain line stability, or in-slab leaks unless you buy it. It is not a dodge, it is scope management.
Ask for a clear list of exemptions before you sign the inspection contract, then revisit it during the walkthrough. Common add-ons that are typically worth the cost consist of a sewage system scope for older homes or any house with big trees near the line, a radon test in cold environments or where geology recommends threat, and infrared scanning if you think surprise wetness behind tiled showers. If the home has a personal well and septic tank, intend on different specialized inspections.
building inspectionA certified home inspector who is transparent about limitations is doing you a favor. The risk depends on presuming a clean inspection implies every system is fine. It suggests every system examined is fine based on visual and non-invasive techniques on that day. Make certain your due diligence period permits time to order the additional tests that matter for this property.
5) What maintenance strategy would you advise for the very first year?
Buyers concentrate on problems and forget upkeep, yet maintenance is where you prevent issues and protect value. Ask the inspector to outline a very first year strategy: roofing system, seamless gutters, grading, A/C, hot water heater, caulking, and wood rot checks. A good home inspector will customize this to your area. In humid climates, a dehumidifier in the basement may be a must. In arid locations, irrigation line checks and soil motion around slab foundations matter more.
I like to leave buyers with a basic cadence. After closing, change heating and cooling filters, flush the water heater if advised by the manufacturer, and test all GFCI and AFCI gadgets. Before the very first heavy rain, clean gutters and validate downspouts release at least 5 to 10 feet from the foundation. At the first freeze, winterize outside spigots and insulate exposed pipelines. In spring, inspect caulking at windows, tub surrounds, and exterior penetrations, then repaint bare wood before sun and water do their work.
You want maintenance that fits the residential or commercial property, not a generic task list. If the inspector discovered minimal attic ventilation, ask what steps except a significant project would help, such as adding baffles at the eaves or clearing soffit vents blocked by insulation.
6) How must I analyze minimal or "monitor" findings in the report?
Most reports have a gray zone: items that do not demand instant repair work but are not best. Language like "monitor" or "additional evaluation recommended" can seem like hedging. Normally, it has to do with unpredictability. The inspector saw a watermark in the ceiling, however it was dry at the time. They discovered hairline foundation cracks that might be regular shrinkage, however there was no measurement history.
Ask the inspector to put these findings into useful terms. For a watermark, do they advise painting over and viewing, or opening the ceiling to validate? For foundation fractures, should you determine and photograph them, then recheck in six months? For marginal electrical work, such as reversed polarity at one outlet in a room, what is the chance it signals bigger electrical wiring problems? The inspector ought to be able to discuss patterns: one miswired outlet may be a one-off. Half a lots in different rooms points to home inspection amateur electrical work and a larger threat profile.
Document a strategy with basic triggers. If new moisture appears, call a plumbing. If the fracture grows more than an eighth of an inch, call a structural engineer. Turning vague "screen" advice into decision points helps you manage the home without anxiety.
7) What would you work out for, and what would you merely prepare to repair after closing?
Not every defect should go on the repair demand. Sellers are frequently more receptive to health and wellness items or active leakages than to cosmetic flaws. Long settlements about cracked tile rarely end well. A seasoned home inspector can tell you which items usually move the needle in your market and which do not.
I typically see purchasers focus on the roofing even when the inspector reports just age, not failure. If shingles are undamaged with small granular loss and no soft decking, a seller may balk at replacement. Because case, a sensible ask is a credit for preventive maintenance such as sealing pipes boots or replacing rusted flashing. On the other hand, if the inspection exposes double tapped breakers, missing GFCI protection near water, or a gas heater without correct combustion air, those are simple safety concerns that sellers frequently address.
Reserve your negotiating capital for issues that produce immediate danger or costly damage if disregarded. If you push hard for every nail pop and scuffed wall, you might get less attention on the problem that really matters.
8) Are there signs of DIY work that concern you, and where need to I hire a specialist to verify?
DIY can be great. I have actually seen homeowners develop trim much better than half the contractors in town. But an inspector can spot work that mean a bigger problem: odd wiring approaches, pipes that uses mismatched materials, stairs that do not fulfill increase and run standards, deck ledgers connected with nails rather of structural screws.
Ask your inspector to point out any location where craftsmanship tells a story. If you see versatile drain lines used like permanent pipes or evidence of recent paint only on one wall listed below a bathroom, dig deeper. I once followed an inkling from an unusually set toilet and discovered wax ring failures that had actually soaked the subfloor. The inspector did not raise the toilet, which is outside scope, but they flagged the floor as spongy and recommended a licensed plumbing technician. That conserved the purchaser a moldy surprise.
A certified home inspector is not there to disparage homeowners, however they should be honest about faster ways and their implications. If they see screed marks under thin tile or grout smeared on baseboards, it is reasonable to ask whether the shower was properly waterproofed behind the tile. That might validate a wetness probe or an infrared scan.
9) How available will you want the inspection, and do you supply re-inspections?
The inspection day is busy. You will take in a lot, then forget half of it when the report strikes your inbox. Ask the inspector how to reach them for follow up concerns. The best inspectors expect this. Many will set up a 20 to thirty minutes call to examine the report with you when you have actually had time to read it carefully.
Re-inspections matter when the seller consents to repair work. You want an unbiased set of eyes to confirm the work was done effectively. Some inspectors charge a modest cost for a targeted re-inspection, which deserves it for items like electrical corrections, roof patching, or plumbing leaks. Get clear on the cost and scope. You do not need a full second inspection, simply confirmation of specific items.
Availability also hints at professionalism. If an inspector will not take calls after they get paid, that is a red flag. When issues develop during escrow, fast information can keep an offer from derailing.
10) What would you do if this was your house?
This last concern is where you frequently get the very best worth. It invites the inspector to synthesize the scattered findings into a useful strategy with your interests in mind. The answer must not be a boilerplate summary. It must seem like, "I would budget plan to change the hot water heater within 2 years, add gutter extensions right away, get a roofing professional to reflash the chimney before winter season, and call an electrician to add GFCI security in the kitchen area and baths. Everything else, I would keep track of."
I keep in mind a buyer standing in a 1960s ranch with original windows and a new a/c system. The report had a lots minor notes. The inspector paused and said, "If this was mine, I would attend to the grading and downspouts initially. It is inexpensive, and this basement has the kind of faint ring stains that reveal repeating seepage. Then I would re-caulk the outside joints, which will assist those windows last. The rest is cosmetic." The buyer took that advice, resolved the water issue, and prevented a basement remodel messed up by moisture.
When you ask this question, you get a hierarchy. You also get the inspector's sense of danger tolerance. If their answer appears excessively cautious or too cavalier for your convenience, state so. It is your house and your spending plan. Adjust up until the plan fits you.
Picking the ideal professional to respond to these questions
Good responses depend upon excellent individuals. Before the inspection day, veterinarian your home inspector. Try to find nationwide or state qualifications, clear reports with images and plain language, and solid evaluations that mention interaction, not simply punctuality. Ask the number of inspections they have performed and whether they recognize with homes of your era and type. A 1910 craftsman with knob-and-tube wiring is a different animal than a 2005 system home on a slab.
A certified home inspector from a reputable company brings standardized training and a code of principles, but accreditation alone is not the entire story. I value inspectors who bring ladders and walk roofing systems when it is safe, who eliminate the panel cover, who get into crawl areas if available. If they decline to go into the attic since of loose insulation and heat, that may be sensible, however they must utilize other techniques to examine conditions, like scanning the ceiling listed below for thermal anomalies or examining soffit vents at the eaves.
Communication style matters. If you ask a clear question and get jargon in return, that does not bode well. You want somebody who can translate technical findings into homeowner language without dumbing it down.
How to show up on inspection day so you get real value
Bring a tape measure, a flashlight, and a mindset that you are working with an instructor for three hours. Arrive on time and strategy to be there. Let the inspector operate in silence for stretches, then ask your concerns as you move from location to area. Deal with the report as a draft narrative you will fine-tune together, not a verdict.
Take images of design plates for HVAC devices and water heaters. Catch the label on the electrical panel. Ask the inspector where the primary water shutoff and gas shutoff are located. You do not want to discover this during a leak at 11 pm on a vacation weekend. If there is a sump pump, plug it into a test outlet and listen to it run. If your house has a crawl area with a vapor barrier, validate whether it is intact or torn, and whether vents are open or closed based on regional practice.
A quick word about rules: do not bring a crowd. 2 buyers and perhaps a representative is plenty. Extra voices make it harder to focus and simpler to miss something important.
Reading the report like a pro
When the report gets here, print it or read it on a tablet so you can annotate. Start with the summary, however do not stop there. Some inspectors press a lot of context into the body. Look for patterns, not simply parts. A home with a handful of pipes problems, a couple of electrical peculiarities, and some roofing system maintenance is typical. A home with similar issues duplicated across systems might indicate deferred upkeep and greater risk.
Pay attention to language. If the inspector states "could not validate," ask why. Often access was blocked by saved items. You can ask for the seller clear the location for a second appearance, especially for high value systems like electrical panels, attic spaces around chimneys, or utility spaces. If the report utilizes stock images for known flaws rather of the home's flaws, foundation inspection american-home-inspectors.com press back. You are paying for specifics.
Flag any "advise certified professional assess." This phrase is common, however you need it to be actionable. Which kind of specialist? What is the suspected scope? If a structural concern is minor, a basic specialist may be adequate. If it includes load bearing changes or structure movement, ask whether a structural engineer should be engaged.
Regional and residential or commercial property type subtleties that alter the conversation
Not all houses are examined the very same way. A coastal cottage with salt air and high winds requires additional scrutiny on fasteners, flashing, and rust. A mountain cabin with heavy snow needs a take a look at roof load and ice dam avoidance. In termite-prone areas, wood-to-ground contact and wetness conditions around the structure deserve more attention.
New construction brings in a different set of questions. Ask the inspector how they handle pre-drywall inspections, and whether they confirm attic insulation depth and protection at the last. Home builders in some cases proper items quickly if you capture them before closing. For condos, the system inspection may be uncomplicated, but developing systems, HOA maintenance records, and reserve research studies matter as much. If the inspector is comfy discussing visible common areas, terrific, but you may likewise require to examine HOA paperwork with your agent.
Older homes are a world of their own. Knob-and-tube electrical wiring that has been partially replaced raises compatibility problems with insulation. Galvanized steel supply lines can be clear one day and obstruct the next. Ask the inspector specifically about material types and shift points. Where old fulfills brand-new is where leaks and shorts happen.
A brief purchaser's checklist you can tuck in your pocket
- Confirm what is included in the inspection and which add-ons you want to buy before your contingency clock starts. Ask the inspector to recognize the leading five priority products onsite, and take labeled photos. For every significant system, get an estimate of remaining life and what maintenance might extend it. Translate "display" findings into action limits and timelines. Clarify next actions: which repairs to negotiate, which to prepare for, and whether a re-inspection is needed.
When the answers change your plan
Sometimes the inspection exposes a deal breaker. More frequently, it exposes a decision. I worked with a buyer who loved a bungalow with perfect light and a fenced lawn. The inspection found failing rain gutters, negative grading at the back, and early signs of sill plate rot on one side. The inspector mapped a simple fix: regrade to produce a 6 inch drop over 10 feet, add extensions to downspouts, and change 12 feet of sill plate before it spread out. The seller consented to a credit that covered most of the work. The buyer closed, did the repairs within 3 weeks, and turned a scary report into a strong house.
On the other side, I saw a triplex where every restroom exhaust fan home inspection vented into the attic and the roofing had three layers of shingles. The inspector explained the risk of wetness damage and the cost of a tear off because market. That was not a cosmetic issue. The buyer strolled, discovered a better property 2 weeks later on, and thanked the inspector twice.
The point is not to fear inspections. It is to utilize them. When you ask thoughtful concerns, you turn an inspection from a checklist into a roadmap.
Final thought for your home search
A home inspection is not pass or fail. It is a snapshot, a lesson, and a lever. Program up curious. Work with a home inspector with the backbone to tell you what they see and the humility to state what they do not. Ask these 10 questions, listen for specifics, and make notes you can act on. With that, you will be able to work out wisely, plan your first year of ownership, and live in your brand-new location with less surprises and a lot more confidence.
American Home Inspectors provides home inspections
American Home Inspectors serves Southern Utah
American Home Inspectors is fully licensed and insured
American Home Inspectors delivers detailed home inspection reports within 24 hours
American Home Inspectors offers complete home inspections
American Home Inspectors offers water & well testing
American Home Inspectors offers system-specific home inspections
American Home Inspectors offers walk-through inspections
American Home Inspectors offers annual home inspections
American Home Inspectors conducts mold & pest inspections
American Home Inspectors offers thermal imaging
American Home Inspectors aims to give home buyers and realtors a competitive edge
American Home Inspectors helps realtors move more homes
American Home Inspectors assists realtors build greater trust with clients
American Home Inspectors ensures no buyer is left wondering what they’ve just purchased
American Home Inspectors offers competitive pricing without sacrificing quality
American Home Inspectors provides professional home inspections and service that enhances credibility
American Home Inspectors is nationally master certified with InterNACHI
American Home Inspectors accommodates tight deadlines for home inspections
American Home Inspectors has a phone number of (208) 403-1503
American Home Inspectors has an address of 323 Nagano Dr, St. George, UT 84790
American Home Inspectors has a website https://american-home-inspectors.com/
American Home Inspectors has Google Maps listing https://maps.app.goo.gl/aXrnvV6fTUxbzcfE6
American Home Inspectors has Facebook page https://www.facebook.com/americanhomeinspectors/
American Home Inspectors has Instagram https://www.instagram.com/americanhomeinspectorsinc/
American Home Inspectors won Top Home Inspectors 2025
American Home Inspectors earned Best Customer Service Award 2024
American Home Inspectors placed 1st in New Home Inspectors 2025
People Also Ask about American Home Inspectors
What does a home inspection from American Home Inspectors include?
A standard home inspection includes a thorough evaluation of the home’s major systems—electrical, plumbing, HVAC, roofing, exterior, foundation, attic, insulation, interior structure, and built-in appliances. Additional services such as thermal imaging, mold inspections, pest inspections, and well/water testing can also be added based on your needs.
How quickly will I receive my inspection report?
American Home Inspectors provides a detailed, easy-to-understand digital report within 24 hours of the inspection. The report includes photos, descriptions, and recommendations so buyers and realtors can make confident decisions quickly.
Are your caregivers trained and background-checked?
Yes. All FootPrints Home Care caregivers undergo extensive background checks, reference verification, and professional screening before being hired. Caregivers are trained in senior support, dementia care techniques, communication, safety practices, and hands-on care. Ongoing training ensures that clients receive safe, compassionate, and professional support.
Is American Home Inspectors licensed and certified?
Yes. The company is fully licensed and insured and is Nationally Master Certified through InterNACHI—an industry-leading home inspector association. This ensures your inspection is performed to the highest professional standards.
Do you offer specialized or add-on inspections?
Absolutely. In addition to full home inspections, American Home Inspectors offers system-specific inspections, annual safety checks, water and well testing, thermal imaging, mold & pest inspections, and walk-through consultations. These help homeowners and buyers target specific concerns and gain extra assurance.
Can you accommodate tight closing deadlines?
Yes. The company is experienced in working with buyers, sellers, and realtors who are on tight schedules. Appointments are designed to be flexible, and fast turnaround on reports helps keep transactions on track without sacrificing inspection quality.
Where is American Home Inspectors located?
American Home Inspectors is conveniently located at 323 Nagano Dr, St. George, UT 84790. You can easily find directions on Google Maps or call at (208) 403-1503 Monday through Saturday 9am to 6pm.
How can I contact American Home Inspectors?
You can contact American Home Inspectors by phone at: (208) 403-1503, visit their website at https://american-home-inspectors.com/,or connect on social media via Facebook or Instagram
American Home Inspectors is proud to be located in the St. George and Washington County area, serving customers in St. George, UT and all surrounding communities, including those living in Hurricane, Ivins, Santa Clara, Washington and other communities of Washington County Utah.
