Why your questions matter

Hiring the right inspector can save you money, time, and stress. The person you choose will shape what you learn about the home, how fast you get the report, and how clear the next steps are. Ask direct questions. Listen for plain answers. Look for a steady tone and zero drama. Your goal is simple: a clear report that helps you decide with confidence.

1) What training and certifications do you have?

Start with the basics. Ask about formal training, certifications, and any building or construction background. Good inspectors can explain their path in simple language. They should name the programs or bodies that trained them. They should be able to say how they stay current.

Good answer sounds like: “Here’s my certification. I complete continuing education every year. I studied building science and have hands-on construction experience.”

2) How many inspections have you completed in Calgary?

Local experience matters in a city with freeze–thaw cycles, hail, chinooks, and long heating seasons. You want someone who has seen common Calgary issues many times and knows where to look.

Good answer sounds like: “Hundreds in the last few years. I’m very familiar with hail impact, attic frost, and basement moisture patterns here.”

3) What is included in the inspection, and what is not?

Scope is key. Ask for a simple list. Structure where visible, roof where safe, exterior, electrical, plumbing, HVAC, insulation, ventilation, windows, doors, and interior. Ask what is outside the scope. Pools, outbuildings, or specialty tests may not be standard. You need to know this before you book.

Good answer sounds like: “This is what I check on every job. Here are the limits. Here are extras you can add.”

4) Do you have a sample report I can see?

A sample report shows you the inspector’s style. Look for photos with arrows, short notes, and clear priorities. A good report reads like a roadmap. It should be easy for a buyer to skim in ten minutes, then read in depth later.

Good answer sounds like: “Here’s a sample PDF. Photos on each finding. Summary at the top. Delivery by the next morning in most cases.”

5) How fast will I get the report?

Deals move fast. You need a clear timeline. Many inspectors deliver the same day or the next morning. A slow report can leave you stuck during negotiations.

Good answer sounds like: “Same day for most homes. Next morning at the latest. If weather limits a roof check, I note it and suggest a fair follow-up window.”

6) Can I attend the inspection?

Being on site helps you learn. You can see issues in real time and ask simple questions about urgency and next steps. Most inspectors welcome buyers during the visit.

Good answer sounds like: “Yes, please join. I’ll explain what I see and flag the items that matter most.”

7) What tools do you use?

Tools do not replace skill, yet they help. Moisture meters help find damp spots. Thermal cameras highlight heat loss or hidden water paths. A good inspector will explain when and how tools are useful and when they are not.

Good answer sounds like: “I use moisture meters and a thermal camera when needed. These tools support the visual review and help with photos.”

8) Are you insured?

Ask about liability and errors-and-omissions coverage. This shows the inspector runs a professional service and protects clients and themselves. You do not need a policy lesson. You just need a clear yes with the type of coverage.

Good answer sounds like: “Yes. Liability and E&O are in place. I can share details if you want them.”

9) How do you handle limits, like snow on the roof?

Calgary winters make roofs hard to see. You want an inspector who documents limits and offers a simple plan for follow-up. Honest limits build trust.

Good answer sounds like: “If snow blocks safe access, I note it, check the attic side, and suggest a spring review for the shingles and flashing.”

10) What can I expect for condos or townhomes?

Shared buildings come with access rules and common systems. The unit still needs a full review. Ask how the inspector handles limited access and what they suggest you read in the condo documents.

Good answer sounds like: “I inspect the unit and note building items that affect you. I recommend reviewing reserve funds, roof age, and planned exterior work.”

11) Do you offer new-build inspections and pre-drywall checks?

Many buyers think a new home does not need an inspection. A pre-drywall visit can catch framing, air sealing, and rough-in issues that hide later. Ask if the inspector is comfortable at this stage.

Good answer sounds like: “Yes. I do pre-drywall and final inspections. Open walls are the best time to catch mistakes.”

12) What does your price include?

Cheapest is not best. Ask what is included in the base price and what counts as an add-on. Extra buildings, sewer scopes, radon tests, or re-inspections may have separate fees. Clear pricing helps you plan.

Good answer sounds like: “This is the base price for a typical home. Here are common add-ons and the exact fees.”

13) How do you set priorities in the report?

Not every finding has the same weight. You want a report that separates safety items, urgent repairs, and routine maintenance. A simple ranking system helps you act without feeling overwhelmed.

Good answer sounds like: “Each item has a label: safety, repair soon, or maintenance. I keep the language short and practical.”

14) Will the report help with negotiation?

Buyers use reports to request repairs, credits, or a price change. A clear layout with photos helps your agent present a fair case. Ask how the inspector writes with this use in mind.

Good answer sounds like: “Yes. Photos and plain notes support offer talks. I focus on facts, not scare words.”

15) Can I call you after I read the report?

Questions pop up once you sit down with the PDF. A short follow-up call can make a big difference. Ask if this is part of the service.

Good answer sounds like: “Yes. Call me with questions. I want you to understand every line before you decide.”

16) How do you handle re-inspections?

Sometimes sellers fix items before closing. A brief re-inspection can confirm the work. Ask about timing and cost.

Good answer sounds like: “I can return for a short visit to check specific items. Here’s the fee and how we schedule it.”

17) What are common red flags in an inspector’s answers?

Vague answers are a warning sign. Avoid anyone who overpromises, uses only scare tactics, or refuses to explain limits. Be careful with inspectors who will not share a sample report or dodge basic questions about training and insurance.

How to compare two strong candidates

When two inspectors look good on paper, use tie-breakers that affect daily life. Report speed. Photo quality. Clear priorities. Will they take your call after you read the report? Do they have real Calgary experience? These small edges turn into real value during a tight timeline.

Simple phone script you can use

Keep it short. Here’s a script you can read word for word:

• “I have a conditional offer and need an inspection in Calgary.”
• “How many inspections have you done here in the last year?”
• “What is your scope, and what is outside the scope?”
• “Do you have a sample report I can see?”
• “When would I get the report?”
• “Can I attend, and can I call you after to review?”
• “What is your price, and what add-ons might apply?”
• “How do you handle winter roof limits?”

Checklist to print before you book

• Training and certifications
• Local Calgary experience
• Clear scope and clear limits
• Sample report with photos and priorities
• Report delivery time
• On-site attendance welcome
• Tools used (moisture meter, thermal camera if needed)
• Insurance (liability and E&O)
• Pricing and add-ons, in writing
• Re-inspection policy
• Follow-up call after you read the report

Calgary context to listen for in answers

Good inspectors in this city can talk about hail patterns, attic frost, basement moisture after chinooks, and long furnace run times. They can describe common fixes that work here: longer downspouts, better attic hatch seals, slope away from walls, steady fan use, and routine furnace care. If their answers reflect local patterns, you are on the right track.

How these questions help during negotiation

Strong answers point to a strong report. A clear report with photos and priority tags helps your agent ask for repairs, credits, or a fair price change. It keeps talks calm and focused on facts. You avoid guesswork and protect your budget.

Pick clarity and fit

You are not shopping for fancy words. You are hiring a guide. Ask these questions. Look for simple, steady answers. Pick the inspector who gives you a sample report you can read in minutes, not hours. That choice turns a stressful step into a clear one and helps you buy the right home on terms that make sense.