Home inspectors might never swing a hammer or use a circular saw on the job, but that doesn’t mean their tool bags are empty. Inspection tools range from simple and inexpensive to sophisticated and quite pricey. But as for the basics, you can build out a complete toolkit to get started in the industry for around $200.

Here are some of the basics that you’ll use nearly every day:

This is one tool that you’ll use over and over again. There are different grades and different price points. Considering how often you’ll pull it from your bag or pocket, it pays to invest in a good quality model.

The simplest of electrical testers have a similar look as a household 3-prong plug adapter. They pop into an outlet and give insight into some of the most common electrical defects. However, they don’t work on 220 outlets. A step up is the AFCI/GFCI tester. They’re much larger and reveal more defects. With a simple model, you’ll learn whether the outlet is functioning. With an ACFI/GFCI tester, you’ll learn whether there’s a defect with arc fault or ground fault circuit interrupter function.

Basic testers cost around $20. If you want to upgrade to something larger, more comprehensive and sturdier, expect to pay about $150.

Basic voltage testers have one job, and they’re one of the simplest and least expensive tools in a home inspector’s toolkit. Shaped like an ink pen, the tip fits into the outlet and the device reacts (or not) to the voltage that’s present. If the outlet is hot, the tester reacts with a light, sound or both.

There’s a drawback to this little tool. Its accuracy depends on using it exactly the right way and having fresh batteries. If the tip doesn’t fit into the outlet properly, it can give a false negative reading on a hot outlet. And if the batteries are weak or dead, the same applies. Another possible issue is a false hot. While not as common, static electricity can produce a reading that indicates the outlet is live when it’s not.

Voltage testers can be had for under $20. The upside is convenience and cost. You can tuck one into your shirt pocket, and if it breaks it’s not expensive to replace. The downside is the lack of consistent accuracy.

Although most home inspectors carry a basic voltage tester, many also invest in a more sophisticated model. Most detect a range between 120 and 600 volts. You need this tool in your kit to test receptacles for clothes dryers, kitchen ranges and other large appliances.

Lower-end testers have two wires with a probe at the end of each. The wires are connected to a handheld device that gives a voltage reading. Plug-in testers are also popular, but they’re not quite as versatile because they limit you to only testing outlets.

This tool does the job of a basic voltage tester and then some, but most inspectors still own both. That’s likely because the basic tester is so convenient to carry and use. You’ll need an upgraded model for some receptacles and devices. But because the basic model is so small and lightweight, you might use it much more often.

You never know what you’ll encounter from one home inspection to the next. Attics are notoriously dark. So are crawlspaces. And some homes might have fixtures with missing light bulbs and dark hallways and corners. That’s why you need a minimum of one good flashlight, probably more.

Flashlights can cost as little as a few dollars or as much as a few hundred. Some have a basic plastic housing and some are entirely waterproof. That could come in handy in a flooded basement. Newer LED flashlights tend to last longer and burn brighter, too.

You might want a range of sizes. For example, a thin, pen-style flashlight can peek into tight areas such as behind a kitchen range. And a big, hefty one can light up most of a large attic.

Many new home inspectors worry about business startup costs. Because tools aren’t often cheap, the expense of filling a toolkit is a natural concern. But many people already have at least some of the required basic tools. And others don’t usually cost a fortune.

Your toolkit will probably evolve and improve over time. For example, you might one day invest the thousands of dollars that it takes to buy a thermal imaging camera. But tools like that are by no means essential. They make the job easier and let you offer a more comprehensive service, but you can still offer a complete home inspection without them.

The legal agreements used in your home inspection business can protect you and your customers. But only if they cover all of the bases. That applies to the formal home inspection agreement, and it’s also a good idea for the simpler walk-through inspection.

Since a walk-through isn’t technically an inspection, you might be tempted to skip using a formal agreement. That’s probably a bad idea. A written agreement explains what you’ll do, but it also explains what you won’t do. One simple document can help manage your liability and customer expectations at the same time.

Here are 4 important areas that yours should cover.

The top of the walk-through agreement is critical for conveying the most important information. In the opening sentences, you’ll explain the purpose of the walk-through inspection and summarize your process.

Inform the customer in clear language that the walk-through is not a home inspection, and as such, is not subject to industry Standards of Practice or home inspecting laws. You may also explain that the walk-through is a simple observation and something they can build on if they choose to have a home inspection later.

Using the most concise language possible, provide the fees that you charge for a walk-through and list the terms for payment. It’s a good idea to leave blanks to fill in later in case your fees change or have to be calculated from one customer to the next.

As for terms, ensure the customer understands when payment is due and what forms of payment you accept. If you have past-due, late payment or declined payment conditions, cover them, as well.

The body of the walk-through agreement is where you can expand on the procedure and clarify its scope and process. For example, explain which rooms you’ll observe, whether there are any exceptions (such as an attic or crawl space) and how you approach homes with unusual spaces. Does your walk-through extend to outbuildings? Or is it limited to the house and garage?

At least as important as what you’ll do is what you won’t. If any issues leap out, explain that you’ll address them with the customer. And if not, explain that you’re under no obligation to find them. Enumerate specific issues not covered, such as radon, mold, termites plus structural fitness of the foundation or engineering issues.

Every good contract has comprehensive boilerplate provisions. Each one won’t apply to every customer. But just like insurance, it’s always good to have them in place. Here are several that your walk-through agreement should cover:

While you probably won’t draft this legal document on your own, knowing what to include gives your attorney a good place to start. Unless your lawyer routinely works with home inspectors, they’ll need at least some industry guidance.

Of course, you can include or exclude any provision that you like. You’ll probably think of more to add and some that you’d rather not have. With the severability clause, even an unenforceable provision won’t render the whole contract void. Get creative, cover as many bases as you can, then go talk with a lawyer to draw up the final document.

Home inspectors might not relish the paperwork side of the business, but it’s there for your protection. You’ll need a home inspection agreement to use in your daily work. So while you’re at it, go one step more with a walk-through agreement.

The most highly skilled home inspector in the world isn’t much help if customers are left with more questions than answers. You might think that goes without saying. But poor or even mediocre communication almost defeats the purpose of an inspection. It’s nearly as bad as no inspection at all.

Communication is arguably one of the most important elements of your work. You gather information. But it’s not yours, asserts ASHI Reporter, so it shouldn’t stop with you. It shouldn’t even stop with your report. Your job is done when the customer understands what you have found. After all, information is why people hire home inspectors in the first place.

Some home inspectors aren’t entirely comfortable with anyone attending a home inspection. But it definitely has its pros. One of the biggest reasons is perspective. When a customer sees firsthand any defects that you find, there’s much less confusion about what it all means to the item and to the whole house. There’s also a better opportunity to drive home the relevance of defects.

When the customer is there, you can point out issues and answer questions on the spot. Sure, it might take little longer to work that way. But in the long run, it can save time. They more you explain up front, the less you’ll have to explain later though phone calls and emails.

ASHI Reporter says there are four stages to communicating information to your customers. First is observation. Many defects will be obvious, and of course, you’ll have to look for others. Next is thinking. Consider the best way to describe the issue.

Fill in the report field and choose wording carefully. Use additional fields to contain notes that clarify the situation. Then you’re all set to talk about it with the customer. Using this 4-step process, you’ll avoid saying something instinctively that you’ll come to regret, even if it’s just an “Oh dear!”

If your customer is a contractor, you’ll probably have a bit more ease with communication. You can talk about the pitch of the roof, the foundation piers or the R-value of attic insulation, and your customer will be on the same page. But what if he or she has no background in homes or home systems at all? Tailoring your communication style for the customer helps ensure everyone gets the info that they need.

But watch out for assumptions. Those could get you in hot water. The customer who drives a 4WD crew cab truck might have no knowledge about home systems, and the one driving a luxury sedan might be a contractor. Body language and the types of questions they ask are better indicators.

Home inspections are often integral the buyer’s decision-making process. If the inspection reveals challenging defects, the buyer might think twice. And if the inspection report is glowing, it could give the buyer confidence to move ahead. Because so much is on the line, back up your assessments with concrete facts and photos. When you can’t, ASHI Reporter suggests, “be sure to state that it is an opinion based on your background and experience.” This can help avoid lawsuits.

While being cautious, also remember that the information belongs to the customer. You should report on everything that you find in a home inspection, whether it’s positive or negative information. Even defects that you believe are minor should make it into the report because what’s a small issue to you might be a big deal to someone else.

Every home inspection boils down to the inspection report. It’s all about information. And the way that you communicate it can be the difference between a report that’s just a formality and one that arms the customer with knowledge.

Some home defects are so scary that they’d give Stephen King a run for his money! And the longer you’re in the business, the more likely you are to collect some creepy tales of your very own. From fried wiring and wild animal infestations to crumbling foundations that put the whole house at risk, here are 5 of the scariest defects that home inspectors have found.

Is it a Fireplace or a Blow Torch?

If it does (or can) generate fire, it needs to be safe. You’ve probably heard many tales about bad wiring, which is a fire hazard. But a gas-fueled fireplace that’s improperly installed can put everyone in the home at risk. That’s what Foundation to Rooftop home inspectors in Omaha discovered on a routine inspection.

The gas-start, wood-burning fireplace that they inspected had two glaring problems. First, the gas supply tube openings faced out toward the user. That’s a fine way to lose your eyebrows in a hurry. But perhaps worse than that, the gas shutoff was located inside the firebox. Hopefully, the previous homeowners had fireproof gloves on hand.

DIY Home Modifications Can Topple

Perhaps the most dangerous things that any home inspector can find is the DIY structural modification. Every framing member in every house has a purpose, or at least it should. And if one of the framing members is altered by a non-professional, bad things can happen.

Dale Trach of NewLook Inspections in Canada writes for Real Estate Weekly that one homeowner put the whole house at risk, all for additional storage space. Pesky roof trusses took up a lot of room in the attic. And so the easiest thing to do was chop out a few of them. Unfortunately, the homeowner didn’t add reinforcements after the modification. The roof will likely sag or collapse entirely under heavy snow, says Trach.

Uninvited Guests Don’t Want to Leave

Uninvited guests aren’t always of the family variety. Sometimes they’re covered in fur and live inside crawlspaces, attics and between walls. Industrious critters can even find their way inside the living area.

Trach has seen his fair share of animal infestations in his career. In one case, a poor mouse lived and died inside a ventilation fan housing. Raccoons are another common problem, especially as the weather turns colder. Mother raccoons need a warm place to give birth. And attics provide a fluffy bed of insulation plus warmth from the living space below. Animals can damage the roof to get in, they nearly always use insulation as a litter pan, and some unfortunate ones get trapped and die.

Water Hiding in Plain Sight

A wet basement isn’t anyone’s idea of good news. Oftentimes, the water is controllable although it might take a lot of effort and expense. Unfortunately, some water infiltration hides. Homeowners might not see or suspect a thing until the next problem arises: mold. By then, there might be considerable damage to the home.

SpecRite Real Estate Inspections illustrates just how valuable infrared or thermal imaging cameras can be in an inspection. Not only can they detect heat loss, but also the telltale cold spots that indicate hidden water. You might be amazed by how much water can hide in plain sight.

Sometimes the Whole House is Defective

All houses have a few defects, and some houses have many. But there are a few houses that almost defy reason and logic with the volume of defects that exist. Maybe the seller never noticed them. Or maybe they’re trying to beat a hasty retreat.

If you really want a horror story for this season, Paul Rude tells Independent Home Inspectors of North America about a fascinating case. The 1890s Victorian house looked great at a glance. But upon closer inspection, he found an amazing array of defects. The buyers had already invested in another inspection, which failed to report on any of these defects:

Every home has a story to tell. Sometimes it’s a feel-good tale. And sometimes it’s better left for sharing around a campfire. That’s why a home inspector’s work is so important. Buyers aren’t always well-versed in home systems and the myriad defects that can creep up. And some homeowners aren’t aware of them, either. With a solid home inspection, you protect everyone.

Hurricane and tornado seasons are upon us. And when natural disasters increase, so does the need for FEMA / disaster home inspections. Unfortunately, FEMA says that industry fraud is becoming rampant.

Natural disasters can strike at any time, and some, such as tornadoes, may give little warning if any. That creates an environment where homeowners are desperate for assistance. Scam artists prey on disaster victims, and a few bad eggs can cause homeowners to distrust everyone else who is really there to help.

Here’s what you should watch out for.

FEMA uses disaster inspectors through two specific companies. Vanguard Emergency Management and PB Disaster Services are the only two companies that contract with FEMA. But how many homeowners know that and how many know how to tell the good from the bad?

Scammers can easily pose as an official FEMA disaster inspector. But a real one will always wear a badge and never charge a fee. Fake inspectors are in it for the money, and some unwitting victims hand over hard-earned cash because they believe that it’s a requirement.

Not every scammer charges homeowners an inspection fee, which makes it even more difficult to identify the bad apples. They’re still in it for the money, though, just from a different source. These fakers send homeowners directly into the snare of a contractor who might, or then again might not, perform the disaster repairs. FEMA explains that contractor referrals are a significant issue in the wake of a disaster.

Certainly homeowners need repairs after experiencing major home damage. The problem is that a FEMA inspector will never recommend a contractor. They also avoid estimating the financial extent of the damage. They’re there to collect information only; FEMA does the rest.

home You can help homeowners avoid a second disaster, this time with a fraudulent inspector.

Because you’re a home inspector, you’re uniquely qualified and positioned to educate homeowners in your area about the dangers of FEMA disaster inspection fraud. You don’t have to contract with FEMA to spread the word.

According to American Family Mutual Insurance, here are a few pieces of advice that you can offer:

Home inspectors cultivate a reputation for integrity, but that can be wiped out quickly if your market gets flooded with scam artists after a natural disaster. From the perspective of a homeowner, it’s difficult to know the difference between a good egg and a bad one. Scams grow more sophisticated every day. And on the heels of a disaster, the stress can make homeowners even more vulnerable to fraud.

If you want to become a FEMA inspector, it’s a great way to serve the whole country in a time of need plus earn some extra money at the same time. You can contact Vanguard or PB Disaster Services, or check out this like at the FEMA website for more information.