Buying a home is exciting… and it’s also one of the fastest ways to accidentally buy a money pit if the right professionals aren’t on your side.

One of the most overlooked (but most important) decisions you’ll make is choosing the right home inspector.

I’ve been a mortgage lender for 19 years, and I’m the person in the middle of the chaos when deals go sideways. I see the train wrecks. I hear the stories. And I can tell you with full confidence: a great inspection can save you tens of thousands, a weak one can cost you everything.

If you’d rather watch/listen, here’s the video: https://www.youtube.com/watch?v=2Njy-2Mr-dI 

Should You Avoid Your Realtor’s Home Inspector Recommendation?

Not automatically.

Yes, there are agents who recommend inspectors because they’re “easy” and don’t call much out. That’s real. But there are also excellent agents who recommend excellent inspectors.

Here’s the move:

• Take your agent’s recommendation as a starting point

• Then verify it yourself with research (more on that below)

If your agent is a proven, ethical, high-volume pro who protects buyers for a living, their inspector list can be solid. If you picked an agent randomly (or you’re unsure), do extra due diligence.

Step 1: Research Reviews the Right Way

Google reviews can tell you a lot, but only if you read them.

What you’re looking for:

• Specific details (not vague “great service!”)

• Comments like:

  • “They found issues that saved us money.”

  • “They walked me through everything.”

  • “The report was thorough and delivered fast.”

  • “They explained what matters vs what doesn’t.”

Red flag:

• A flood of 5-star ratings with no written feedback (or weirdly generic language)

Step 2: The Home Inspection Isn’t Just a Checklist, It’s Education

A good inspection does three things:

1. Helps you avoid a disaster

2. Teaches you what you’re buying

3. Gives you negotiation power

Even “small” things can be signals (example: a slow-draining tub could point to bigger sewer line issues). A great inspector will flag what’s wrong and where you may need a specialist next (sewer scope, HVAC check, pool inspection, roof follow-up, etc.).

Step 3: Use the Inspection to Negotiate

A quality inspection can help you:

• Request repairs before closing

• Ask for credits if you’ll need to fix items after closing

• Verify warranties and transferability (roof warranty transfers, etc.)

The inspection report is often the catalyst for protecting your money before you own the problem.

Step 4: You Need Communication, Not Just a PDF

This is huge.

If you’re local:

• Show up halfway through the inspection

• Then, at the end, have the inspector walk you through the findings

If you’re buying remotely:

• FaceTime the inspector after they’re done

• Have them explain what’s serious vs what’s common

If an inspector won’t do a walkthrough/FaceTime explanation, don’t hire them.
Saving $100 on the inspection can cost you $50,000 later.

Step 5: Interview Inspectors (Yes, You Can)

You’re allowed to ask questions like:

• “How thorough is your report?”

• “Do you do a walkthrough or phone/FaceTime review after?”

• “What’s your typical turnaround time?”

• “Do you recommend additional specialty inspections when needed?”

Bonus tip:

• Inspectors who educate online (social media, examples, explanations) often take transparency seriously. Reward people who tell the truth, because the truth protects buyers.

Do Lenders Need Your Home Inspection Report?

Usually, no.

Your lender typically does not want the report, and it’s not a standard loan condition.

The exception:
If you tell your lender about a major issue (foundation, significant mold, major structural concerns), your lender may request the report, as it can affect whether the home is financeable.

Otherwise, don’t send it unless your lender asks.

Quick Checklist: How to Pick the Right Inspector

• Strong reviews with specific “saved me money / thorough / explained” comments

• Will walk you through findings (in person or FaceTime)

• Clear, professional report (not vague notes)

• Comfortable recommending specialty follow-ups (HVAC, sewer, roof, pool, etc.

•  Treats the inspection as education + protection (not a quick pass-through)

Need a lender who will give you the real deal?

If you’re buying anywhere in the U.S., my team and I lend in all 50 states, and we’ll help you build a smart, safe plan from day one.

📞 Call or Text Me: (786) 933-2077
🏡 Get Pre-Approved: https://www.zerostressmortgage.com 
📅 Set Up a Time to Chat: https://calendly.com/jennifer-beeston .