While most states require no formal licensing of home inspectors, reputable companies adhere to the rigid standards of practice established by the American Society of Home Inspectors (ASHI). Many state inspection organizations (the California Real Estate Inspectors Association, the Florida Association of Building Inspectors, the Texas Association of Real Estate Inspectors, just to name a few) impose standards as well.

Qualified inspection companies will provide a sample report to substantiate that they abide by industry standards. One of the key standards is that ethical inspectors neither perform repairs nor refer clients to repair companies (thus avoiding a conflict of interest). Obviously, inspectors who make repairs on homes they inspect are more likely to "find" defects.

Once you have arranged for a home inspection, plan to accompany the inspector for the entire procedure. You have the right to be there, and leading home inspection companies will encourage your presence. It helps you to better understand the findings in the report, and will reduce post-closing hassles. Don't forget your list of questions and items of concern. A thorough home inspection covers more than 1,000 items-everything from the foundation to roof and takes two to three hours depending on the size of the property. The report should reflect the condition of about 400 items.

To help you choose a qualified company that will conduct a thorough inspection of your property and provide you with an objective report on the condition of your home, call several inspection companies and ask them the following questions:

Also ask if they offer other benefits (such as repair manuals, maintenance guides, continued availability to answer questions), and will they provide a refund if you are not satisfied with their work. When you receive sample reports, ensure that they are thorough, easy to understand, and narrative in format. How do they compare with reports sent by other companies? How do their fees compare with those quoted by competitors? Remember, you get what you pay for.

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