What should a new home inspector expect on the first paid inspection?

The first paid inspection starts with a signed agreement. In Washington, a pre-inspection agreement is mandatory under WAC 308-408C-050. At minimum it lists the property address, the fee, the inspector's contact details and license number, and what will and will not be inspected. Oregon's OAR 812-008-0202 requires a written contract signed by the inspector and the client before the inspection is complete. That rule counts the inspection complete when the first written report is delivered. Other states set their own rules, so read yours before the first booking. For seven states' rules side by side, see what goes in a pre-inspection agreement.

Access comes next. Russ Motyko has done more than 3,000 inspections around Portland and Southwest Washington. He confirms each appointment the evening before, with the address and how to get in, such as a lockbox code or the agent's phone number. For his full routine, see what a home inspector does all day.

Then ask the listing agent whether the water, gas, and power are on. The standards in this post do not make the inspector turn anything back on. The InterNACHI Standards of Practice do not require operating any system that is shut down, or any shut-off valve. ASHI's Standard says the same. Texas goes further: under 22 TAC 535.227, the inspector is not required to turn on utility services or light a pilot. With the gas off, a gas furnace and water heater go in the report as not inspected.

The client needs a plan too. Russ asks clients to arrive near the end for a walkthrough, and he puts that in the booking confirmation. For what else goes in it, see should clients attend the home inspection.

The starter kit is short: lights, a ladder, a few testers, crawlspace gear, and a camera or tablet. The full list, with what each standard says about each tool, is in what tools a new home inspector needs. In Russ's published routine, the thermal camera, the moisture meter, and the flashlights get charged the night before.

Bring the standard of practice as well, on paper or on the tablet. On a first inspection, it is the checklist.

Every standard has a section for each system, and each section lists what the inspector shall inspect and what they shall describe. Work through them in order and nothing gets skipped. Where the state writes its own standard, that one governs the license. Elsewhere, many inspectors work to an association standard, such as the ASHI Standard of Practice or InterNACHI's, and name it in the agreement.

Take plumbing in the InterNACHI standard. The inspector inspects the main water supply shut-off valve and the main fuel supply shut-off valve, and describes where each one is. The same section says the inspector is not required to operate any valve. So the job is to find it, look at it, and write down its location. Turning it is not.

Before leaving the house, check each section of the standard against the notes. Each one needs either a description or a reason it was not inspected. ASHI's 2014 Standard, rule 2.2.B.4, has the report name every system it covers that was not inspected, with the reasons. Washington's WAC 308-408C-030 says the reason for an excluded item must be stated in the report. Texas wants a notation stating the reason, and it adds one more step: tell the client at the earliest practical opportunity.

For the two association standards side by side, see home inspection standards of practice.

Longer than it will take a year from now. Russ's published advice is one inspection a day for a new inspector. Speed and pattern recognition come with volume, and a rushed second house is where defects get missed. For his time estimates, part by part, see how many home inspections you can do in a day.

The walkthrough at the end is where the client hears what you found. Russ sorts findings into three groups: safety hazards, major defects, and maintenance items. Each one gets the fact, then the context, then the next step, and a serious finding never gets softened. For the wording, see how to explain findings without scaring clients.

A new inspector also gets questions the standards answer for them. This table lists the common ones and what each standard says:

ASHI's Code of Ethics adds a limit on opinions. Rule 2.1 says inspectors express them only within their areas of education, training, or experience. Saying which kind of specialist should look at a finding next stays inside that line.

One more question comes up: can you fix it? Under ASHI's code, rule 1.6, an inspector shall not repair, replace, or upgrade systems or components for pay for one year after the inspection. The InterNACHI Code of Ethics, item 1.11, bars offering repairs for an additional fee for 12 months.

Neither association standard asks the inspector to take a risk. ASHI does not require entering an area that, in the inspector's judgment, is likely to be dangerous. InterNACHI does not require entering any area the inspector thinks might be unsafe, and its list includes negotiating with pets. Russ treats every electrical panel as live. For ladders, roofs, attics, and crawlspaces, see how home inspectors stay safe on the job.

The same goes for a house full of belongings. ASHI, InterNACHI, and Washington's rule all say the inspector is not required to move personal property. A dresser in front of the panel, a locked room, or a dog at the crawlspace door each gets the same treatment. Note what blocked it, take a photo, and list it as not inspected.