The best questions to ask your home inspector fall into three buckets: before hiring (certifications, local experience, a sample report you can actually read), during the walkthrough (severity, urgency, and what’s normal for a San Diego home), and after (which findings need a specialist). Ask these and you turn a report into a real decision-making tool.
Why the questions matter more here than you’d think
San Diego County housing is unusually varied. You might tour a 1920s Craftsman in North Park with knob-and-tube remnants, a 1960s slab-on-grade tract home in El Cajon, a coastal condo in Encinitas fighting salt-air corrosion, or a hillside property in Poway sitting on expansive clay soil. Each comes with its own predictable problems. An inspector who works this county every week knows the difference between a hairline stucco crack that’s cosmetic and a stair-step foundation crack that warrants a structural engineer. The questions below help you confirm you’re hiring someone with that judgment – not just someone with a flashlight and a checklist.
Questions to ask before you hire
What are your certifications and license number?
California does not license home inspectors the way it licenses contractors, so credentials carry real weight. Ask whether the inspector holds an InterNACHI Certified Professional Inspector (CPI) designation – it requires ongoing education and adherence to a published Standards of Practice. A contractor’s license is a bonus: it signals hands-on building knowledge. For reference, our lead inspector, Joseph Romeo, is an InterNACHI CPI and holds CSLB General Contractor License #1113143. If an inspector can’t or won’t give you a credential and a number, keep calling.
How many inspections have you done in San Diego County?
Volume here matters because of the local quirks: Federal Pacific and Zinsco electrical panels in mid-century homes, galvanized supply piping due for a repipe, Mission-era clay sewer laterals, and slab moisture in older tract neighborhoods. You want someone who has seen these enough times to spot them fast and explain what they mean for your purchase.
Can I see a full sample report?
This is the single most revealing question. A good report has clear photos, plain-English descriptions, severity labels, and specific locations – not vague boilerplate. Ask to review one before you book so you know what you’re paying for. You can look at examples on our sample reports page to see the level of detail to expect. If the “sample” is a one-page summary with no photos, that tells you a lot.
What does the inspection include – and what doesn’t it?
A general home inspection is a visual, non-invasive assessment of accessible systems. It is not everything, and a straight answer here separates pros from salespeople. A general inspector does not perform a termite (WDO) inspection – that requires a licensed pest control operator. They cannot confirm mold, asbestos, lead, or radon from a look alone; those need specialist testing or a lab. Sewer lines aren’t truly evaluated without a camera. Ask which of these are included, which are add-ons like a sewer scope or thermal imaging, and which require a separate professional. We cover this in depth in our guide to what a home inspection does not cover.
How long will it take, and can I attend?
A thorough inspection of an average single-family home generally runs a few hours, longer for larger or older properties. Be wary of anyone promising a one-hour, in-and-out job. And the answer to “can I attend?” should be an enthusiastic yes – walking the property with your inspector is where most of the value lives.
Questions to ask during the inspection
Show up. The walkthrough is your chance to turn a document into understanding. As the inspector works, ask:
- “How serious is this – cosmetic, maintenance, or a real problem?” Not every finding is a deal-breaker. Sun-baked caulk and a worn water heater anode are routine. A double-tapped breaker or active roof leak is not. Make the inspector rank it for you.
- “Is this normal for a home of this age in this area?” Settlement cracks in a 1970s Chula Vista slab home read very differently than fresh cracking in new construction. Local context changes the meaning.
- “How urgent is the repair – now, soon, or eventually?” You’re budgeting and negotiating. Knowing whether something needs attention before move-in or can wait a few years shapes your offer.
- “What would you want to look at more closely if this were your house?” This invites the inspector’s professional instinct, which often surfaces the findings that matter most.
- “Can you show me where the main shutoffs are?” Water, gas, and the electrical panel. Practical, and it tells you the inspector actually located them.
Questions to ask after you get the report
Once the written report lands, you’ll have follow-ups. A good inspector takes that call.
Which findings need a specialist, and what kind?
This is the bridge from inspection to action. If the report flags possible foundation movement, you may need a structural engineer – a general inspector identifies the concern and recommends evaluation but doesn’t perform load or foundation analysis. Suspected termite damage means a licensed pest operator. Visible moisture or staining that suggests mold means specialist testing. Major electrical or HVAC concerns mean the relevant licensed trade. Ask the inspector to tell you plainly which items they’re recommending you escalate.
How should I prioritize these repairs?
A long report can feel overwhelming. Ask the inspector to help you separate safety-and-structure issues from the long maintenance list. That priority order is what you’ll bring into your repair request or price negotiation.
Can you clarify a finding I don’t understand?
Never sign off on a home because you were too shy to ask what “evidence of prior moisture intrusion at the subfloor” actually means. A professional will explain it in plain English and tell you whether it’s something to verify with a specialist.
How to get the most value from your inspector
Value isn’t only about price. On cost, expect an honest answer: pricing depends on square footage, age, and access – you can review ours on the fee schedule. Beyond that, the homeowners who get the most out of an inspection do three things: they attend, they ask questions in real time, and they read the full report rather than skimming the summary. Treat your inspector as a consultant for the biggest purchase of your life, not a box to check for the lender.
If you want to vet inspectors more thoroughly before you book, our guide on how to choose a home inspector in San Diego walks through red flags and what to verify. When you’re ready to schedule, our buyer’s inspection service is built around exactly this kind of walk-the-property, ask-anything approach.
Have a question we didn’t cover? Call The Real Estate Inspection Company at (619) 752-4399 – we’d rather answer it before you buy than after. Always verify findings and consult the appropriate licensed professional for anything outside a general visual inspection.
