Oh the stories I can tell about home inspections. I was married to one of the FIRST inspectors in Washington state. He started before anyone even knew what an inspector was or did! Inspection businesses have become a dime a dozen. They fill out a form with lots of check marks and very little information. They inspect an entire property and complete all the paper work in an hour or two. [The crawlspace alone should take an hour!] They schmooz real estate agents/companies to have clients referred to them. They do inspections that will please the AGNETS and lead to sales and more inspections. They forget that the person paying for their service is the BUYER. But hey... they need to keep those referrals coming in, right?!?! And believe me, if the agents are inconvenienced because the buyers begin to question the property, or if the inspector takes too long to do an inspection, they will NOT refer that inspector to other buyers! Translation... if the inspector is blunt and thorough the realtors don't like it and will actually tell the buyers to avoid that inspector. I have been witness to this process more than once. The lessons here are 1) The inspector works for you and the report belongs to YOU and ONLY YOU. It should NOT be given to the agent, no matter how much you like that agent! 2) The inspector does not approve or disapprove the property. The report should be an inventory of the attributes and issues of the property whether good or bad. After all, just like beauty is in the eye of the beholder, so is good & bad. 3) Anything the inspector finds is potentially a bargaining point. (that's what agents hate) 4) Remember the agent does NOT work for you!!! The ONLY person the agent works for is THEMSELF!!! (My father was a broker, btw) Their priority is to make a sale, period. 5) The agent will probably give you a list of "approved" inspectors. Ignore it, these are the ones that have given them the best Christmas, Birthday, and Groundhog Day gifts! Seriously! And the ones that smooth over the ugly truth better than their competitors. (Real Example: my office mgr was buying a house and made an appt. with the inspector with the highest recommendation of their trusted agent. He was the WORST inspector in the state with several lawsuits brought against him for the equiv. of malpractice.) Find your own inspector by talking to other people and calling around. Look for a report that is more than a check list. Look for one that includes photos and explanations unique to the property. Now.... not ALL inspectors are the same, and not ALL real estate agents are the same. So everything I've just ranted about doesn't cover everyone. Thank goodness!!! Find and hire the good ones, and try to take emotion out of the equation and you'll be a happier buyer. Good luck with your quest.