If you’re buying a home, you’ve probably heard about mold testing. And while it may seem like a regular part of a home inspection, mold testing is a critically important part of any real estate transaction. In addition to being risky for pets and people who live inside a home, the presence of mold can put your real estate investment at risk and expose you to liability down the road.

The home inspection is an important part of any real estate transition – for both buyers and sellers. If you’re considering selling a property in the future, you can do a few things to make the process smoother, easier, and faster for your home inspector.

We’ll share a few of the top things home inspectors want you to know in this blog.

Let’s dive in.

8 Things Your Home Inspector Wants you to Know

Have you sold homes before? Are you planning to sell your first property? No matter what, a home inspection is an important part of the process. Designed to identify issues and protect your investment, a home inspection safeguards buyers, sellers, and agents.

Fortunately, these eight must-knows can make the process easier and faster:

1. Pets make the job harder

Having pets underfoot makes it harder for the home inspector to do their job. Even if your pets are friendly and people-loving and the home inspector loves four-legged family members, tuck pets away as the inspector does their job.

This allows the inspector to get in and out quickly and devote their full attention to your property. It also keeps your pet safe and guarantees they won’t accidentally slip out of the house during the process.

2. Clutter makes it challenging for us to spot problems

Whether you plan to be home for the inspection, clear the clutter out of your house before the inspector arrives.

While a home inspector won’t judge you for streaky windows or a grimy stove (just make sure to clean these things before the house sells), they do need to access the nooks and crannies of your home, which can be tough if you’ve got a lot of junk in the way.

Before the inspector arrives, make sure to remove junk from your crawl space, attic, closets, and other vital areas of the home.

3. Almost anything can be fixed

If the home inspection reveals problems with your home (as it likely will – no house is perfect), don’t panic.

Most issues uncovered by a home inspection are minor and can easily be fixed. Plumbing can be repaired or updated, electrical panels can be replaced, and drafty windows can be modernized.

Even big things, like roofs and foundations, can be repaired if you’ve got the time and money to do the job. Finding issues with the home during the inspection doesn’t mean you can never sell it, only that you may need to invest some money in it first.

4. We can’t predict the future

If you’re wondering how long that hot water heater will last or how many more years the roof has in it, we canot give you an estimate on how long it will last. Some things last two to three times what they should and some things fail far sooner than their expected lifetime. Dirty things can be new and old things can be clean. There’s no way to predict what will happen after you buy a house.

5. Good inspections aren’t cheap – cheap inspections aren’t good

They say you get what you pay for, and that’s as true with home inspections as it is anything else. If you’re calling around looking for the cheapest inspector, you could be in for trouble. A home is probably the most expensive purchase you’ll ever make, and it’s worth investing in a good home inspection.

The inspection is a time-consuming, detailed process that requires a skilled, comprehensive inspector. Most inspectors love what they do, take pride in a thorough inspection, and charge accordingly for those services. Trying to price-shop or lowball your inspector is a sour note to start the relationship off with.

6. You’ll need to use your heart and your brain during the purchase

If you’re on the buying side, rather than the selling side of the real estate sale, it’s important to know you’ll need to use both your heart and your head during the sale.

If you find a home you love with lots of expensive issues, use your brain to determine whether the house is the one for you. Weighing emotion and reason can help you make the right choice for your home.

7. Water is a major danger sign

Water isn’t always a deal-breaker during a home sale, but it can be a red flag for other issues like mold and mildew. If you find water-related issues before the deal closes, you’ll want to address them immediately. Faulty plumbing, leaking roofs or ceilings, or water in the basement can be expensive and difficult to fix and can cause you lots of headaches after the sale is complete.

8. We’re here to help

Our goal is to uncover issues that everyone involved in the sale should know about. We’re honest, thorough experts who want to protect your best interests. That’s why you should NEVER waive the home inspection.

We’re happy to answer your questions, and we want to work with you to protect your investment or streamline your life as a home buyer or home seller.

Bonus tip: Honesty is always the best policy

If you know about an issue with your home, tell us about it before we perform the inspection. No matter how large or small the problem may be, we want to know about it.

We’ll likely identify the issue anyway. Knowing about it beforehand allows us to inspect other things that may be affected and assess the extent of the damage and needed repairs. With home inspections as in life, honesty is always the best policy.

Being upfront helps us do our job better, ensures a better relationship between home inspectors and clients, and helps speed up the home sale and purchase process for everyone involved in the deal.

406 Home Inspection Pros: Your Home Inspection Experts in Northwest Montana

If you’re considering relocation to Montana or already own a Montana home and are looking to buy or sell, 406 Home Inspection Pros is here for you. Our expert home inspectors will help you protect your home investment and streamline the sale process – from start to finish. Contact us to learn more or book your home inspection today.

The home inspection: it’s the buyer’s best opportunity to uncover a home’s problems and negotiate to have them repaired or paid for (as long as the contract has an inspection contingency in place). If you’ve never experienced this process, though, you’re probably wondering what to expect from a home inspection.

How much will it cost? How does it protect your real estate investment? Do you need an inspection before buying a home?

We’ve got answers.

In this blog, we’ll discuss what to expect from a home inspection as either the seller or buyer.

Let’s dive in.

What to Expect From a Home Inspection? 3 Key Features

As a home buyer, a home inspection is the last chance to identify existing defects in the house (and negotiate to resolve them) before finalizing the purchase of the home.

As a seller, a home inspection ensures the good condition of the home you’re selling or planning to sell. With that in mind, it’s reasonable to wonder what the inspector will be looking for.

Here are the three key features of a routine home inspection:

  1. A home inspector will inspect the inside and outside of the home. This includes the HVAC system, plumbing, electrical wiring and panels, structural components, roof, and foundation. The inspector will create a written report that details the inspection results.

  2. The inspection takes about 2-4 hours. Inspections can be longer or shorter depending on the size of the house, the number of defects, the thoroughness of the inspector, and the accessibility of certain home elements (like the attic, for example). Still, most take between 2-4 hours. The best inspectors will deliver your finished inspection report the same day.

  3. Buyers can choose to attend the inspection. While not all buyers choose to participate in the inspection, some want to learn more about the home and ask questions during the inspection process.

When the inspector issues their full report, you can expect it to include pictures and videos of the home’s defects listed under a separate tab for easy reading. Usually, most defects listed are minor and may not even need to be fixed before the sale.

Instead of worrying about minor defects, we recommend focusing on the home’s more severe issues, which you may need to repair before the sale.

What do Home Inspectors Look for?

Home inspectors have a long list of elements they inspect, as set forth by the International Association of Certified Home Inspection (InterNACHI):

Here are the twelve inspection categories certified home inspectors will review:

  1. The home’s roof.

  2. The home’s exterior.

  3. The home’s basement, foundation, crawlspace, and structure.

  4. The home’s heating system.

  5. The home’s cooling system.

  6. The home’s plumbing system.

  7. The home’s electrical system.

  8. The home’s fireplace (if applicable).

  9. The home’s attic, insulation, and ventilation.

  10. The home’s doors, windows, and interior.

How Much do Home Inspections Cost?

The cost of a home inspection will vary depending on the size of the house and the presence of systems like air conditioning and fireplaces.

In Montana, the average cost of a home inspection is between $450 for a small house and a basic inspection to about $1000 for a large home that requires ancillary inspections for things like radon and mold.

Who Pays for the Home Inspection?

In most cases, buyers are responsible for paying for the home inspection. That’s not always the case, however. Some sales contracts include language that requires the seller to pay, and the arrangement is always open to negotiation.

Sometimes, a house seller pays for an inspection before putting the property on the market. This allows the seller to identify and fix issues before listing the home.

How can Sellers Prepare for the Home Inspection?

Your home is under contract, there’s an inspection contingency in place, and the home inspector is scheduled to arrive at any time. How can you make the process easier for them? Here are a few tips we recommend:

  • Leave the keys (or be there to let the inspector in). If you opt not to be there during the home inspection, leave your keys under the doormat or the electrical panel, where the inspector can easily find them.

  • Turn on all pilot lights. If you have gas fireplaces or furnaces, make sure the pilot lights are lit so the inspector can verify the function of heating and other appliances.

  • Ensure access. Ensure there’s an unobstructed path to critical areas like the basement, attic, furnace, crawl space, drainage access points, septic tank, HVAC unit, water heater, and other major appliances. This makes the home inspection easier and faster for the inspector.

  • Have the utilities reconnected. If the house has been vacant and the utilities are off, have them turned back on for the inspection.

These are simple tips, but they’ll ensure a fast, comprehensive, accurate home inspection for you and your buyer.

What Happens After the Home Inspection?

If the home inspection report reveals only minor issues, the sale can usually go forward as planned. If the report indicates serious issues, though, the buyer and seller will need to work together to take action.

In some cases, an issue may warrant additional inspections. In others, a seller will negotiate with the buyer to have significant issues paid for before the sale closes. Rarely, the defect may be so severe that it causes the home sale to fall through.

If you find yourself facing severe issues on the home inspection, work with your real estate agent and home inspector to determine the next steps.

Why Choose us to Conduct Your Home Inspection?

When it comes time to choose a home inspector, professionalism and certification are key. Here at 406 Home Inspection, Pros, we’re Certified CE Instructors (Continuing Education Instructors).

The owner of our company is also the author of “The Top 10 Things Found During a Home Inspection” course currently offered to Realtors through the Montana Association of Realtors.

Here are a few more of our qualifications:

  • CPI – Certified Professional Inspector

  • AIC2 – International Association of Certified Indoor Air Consultants

  • CCPIA – Certified Commercial Property Inspectors Association

Don’t settle for anything less than the best on your upcoming home inspection. Contact us today to book your inspection.

If you’re considering buying a Montana home, there’s one thing you should know. The “perfect” home doesn’t have to be truly perfect. Most homes have minor defects and small problems that are easy to fix. The important thing is to go into the purchasing process with your eyes wide open. After all, nobody wants to be surprised by a big home repair bill they weren’t expecting.

Luckily, that’s where 406 Home Inspection Pros comes in.

Our team of trusted home inspection experts will inspect your home like we’re buying it. When you work with us, we provide the information and insight you need to make an informed purchasing decision.

In this blog, we’ll discuss a few of the things we look for during a home inspection. We’ll also talk about why a pre-purchase home inspection is so important to protect your investment.

Let’s dive in.

What is a Home Inspection?

A home inspection is a step that usually takes place before the sale of a home. It includes a visual assessment of a home’s structure and systems, including the HVAC system, roof, ceiling, walls, and foundation. The home inspector will also evaluate the indoor lighting, electrical panel, water heater, and more.

During a home inspection, the home inspector will check the following things:

  • Major appliances

  • HVAC system

  • Insulation

  • Sealing

  • Plumbing and electrical systems

  • Roof integrity and lifespan

  • Flooring

  • Walls

  • Foundation

  • The presence of mold

  • Basement

  • Attic

  • And more

Finally, a home inspector will identify seemingly small issues, like a jetted tub that isn’t working or a lightbulb that’s burnt out in the hallway. The home inspector may also conduct a radon test if requested.

The idea is to present you with as much information as possible to help you make an informed house-buying decision.

How Home Inspectors Evaluate a Property

Home inspectors know how to separate the urgent from the important. They may make recommendations about things you should have fixed pre-purchase, and things you can wait to address in the future. Home inspectors also look at a home with a critical eye, but not a judgmental one. They aren’t there to tell you whether to purchase the home.

Instead, they use their skills to identify small or significant flaws in the home so that you know exactly what you’re getting into. For example, a home inspector might realize that the house you want to purchase needs a new roof or water heater, or that the foundation is cracked, and the home is unsafe and unstable.

When you have this kind of information before you buy the home, you can negotiate the terms of the purchase agreement, arrange for the seller to handle major repairs, or avoid purchasing the home altogether.

Your Montana Home Through the Eyes of a Home Inspector

So, how do home inspectors differ from real estate agents, builders, appraisers, or other people involved in the real estate sale process? The answer is simple:

A good home inspector looks at a house from a different perspective than an average homebuyer or contractor. Home inspectors know how to look past the small things and identify underlying issues that could be problematic, dangerous, or expensive down the road.

Structural Problems

The first thing a home inspector looks for are structural problems. While structural problems are rare, they can cause massive issues when they do appear, so home inspectors rule them out immediately.

Water Issues

In the experience of the team here at 406 Home Inspection Pros, problems usually start with water in one form or another. In Montana, this issue is particularly pronounced, thanks to our rainy springs and cold, snowy winters.

Roof Leaks, gutter problems, drainage problems, ground water, high water tables, poor lot drainage, and similar issues can all cause massive problems for a property.

Over time, water can lead to structural damage, mold, rot, foul odors, flooding, safety issues, and many other problems. Water can also destroy rugs, carpets, furniture, building materials, personal possessions, and more.

While a wet crawl space may seem urgent, it’s important to identify why it’s wet in the first place.  Removing the water without correcting the problem will only cause more damage down the road. This willingness to uncover underlying problems is what makes home inspections particularly valuable.

Even if your home inspector can’t tell you why something is happening, they can identify the problem and suggest a specialist in that field.

And More

Home inspectors have found some seriously wacky things during inspections, from beer boxes stuffed into electrical panels to crushed, rotten joists tasked with holding up the entire home. Fortunately, you can trust that your home inspector will evaluate every aspect of your home and report on any issues they find.

When to Get a Home Inspection

If you’re building or buying a home, you need a home inspection. While today’s competitive real estate market has seen some people waiving their right to a home inspection, we never recommend doing this.

Without a home inspection, it’s impossible to know if the home has dangerous issues, and how pressing those issues are. If you decide to proceed with a purchase like this, you may wind up buying a home that has dangerous issues that put you and your family at risk. Alternately, you may find out that the home needs repairs that you can’t afford to conduct, like a new roof or foundation, or a new HVAC system.

No matter how enticing it may be to speed up a sale by waiving the home inspection, we recommend insisting on an inspection at all costs. Inspections are quick and informative and could easily save you from buying the wrong home for your family or budget.

406 Home Inspection Pros: Proudly Serving Montana Homeowners

Here at 406 Home Inspection Pros, we pride ourselves on being the home inspector of choice for Montana home buyers and sellers.

Whether you want to check your new property for mold, or you need a radon test before purchasing a home, you can count on our team to deliver. Contact us today to learn more about our inspection services or to schedule your inspection now.


If you’re considering selling your Montana home, there’s one trick that could make it even more appealing to buyers: a pre-listing home inspection.

In today’s competitive real estate market, many sellers want to streamline their home sale process. Fortunately, a pre-listing inspection is a great way to do that. In addition to allowing you to get a jump start on any needed repairs or areas of concern, a pre-listing inspection decreases the chance that an eventual sale will fall apart due to issues in an inspection report.

Even if the buyer eventually wants another report (we always advise buyers not to waive a home inspection), you can rest easy knowing you’ve already identified or repaired any major concerns.

In this blog, we’ll discuss the importance of home inspections, and why you should always invest in a pre-listing inspection.

Let’s dive in.

4 Benefits of a Pre-Listing Home Inspection

Whether you’re a first-time seller or an experienced real estate pro, a pre-listing home inspection offers many perks. Here are a few of the most pronounced:

1. You’ll sell your home fasterpre-listing home inspection 2

A home inspection serves one major purpose for buyers: it gives you a heads-up about what buyers will notice and want fixed in your home. Investing in a pre-listing home inspection allows you to check off boxes like a mold test and radon test and identify existing issues in your home. That way, you can fix them before the home goes on the market, and be assured that you’ll sell your home quickly and for a fair full price. This, in turn, means your home will sell faster and that the sale will be more streamlined.

2. You’ll see fewer negotiations

Without a pre-listing home inspection, a buyer will likely order their own home inspection. If issues come up during this inspection, the buyer will likely negotiate to have the problems fixed before the sale or will want you to decrease the sale price of the home.

This back-and-forth can cost you money and draw out the sales process. When you invest in a pre-listing inspection, you can eliminate these concerns and streamline the sale.

3. Pricing will be easier

There are many factors that impact pricing, from neighborhood “comps” to the home’s condition. Fortunately, pricing a well-inspected home is easy and straightforward. Because you’ve already evaluated the home’s condition and identified or fixed any major existing issues, you’ll be able to price your home accurately and attract buyers who are willing to pay a fair full price.

4. You’ll attract more buyers

In addition to decreasing workload for buyers, investing in a pre-listing home inspection communicates that you care, and that you’re a responsible seller. This, in turn, attracts more qualified buyers. After all, who doesn’t want to purchase a home that’s been well cared for and maintained?

How Home Inspections Work

During a home inspection, a qualified, trained home inspector will conduct a visual inspection of your home, including the following systems and areas:

  • Major appliances

  • HVAC system

  • Sealing around doors and windows

  • Your home’s plumbing and electrical systems

  • The structure and covering of your roof

  • The home’s flooring

  • Walls and structural supports

  • The home’s foundation

  • The home’s basement and attic

  • And more

Additionally, a home inspector may conduct a mold test and/or a radon test to ensure that mold or toxic gas isn’t present in your home. Once the inspector has finished the inspection process, they’ll provide you with a written report that you can use to guide your home repairs or make your home more attractive to a home buyer.

How to Choose a Home Inspector

Once you’ve decided to have a pre-listing home inspection, you’ll need to find the right Montana home inspector for you. Here are a few tips to choose the perfect match:

  • Ask around. If you have friends who have recently sold homes, ask around to see if any of them have home inspectors they’d recommend. You can find great professionals via word-of-mouth.

  • Look for membership in professional organizations. certified mold inspectorLook for inspectors who are members of reputable professional organizations like the American Society of Home Inspectors (ASHI), the International Association of Certified Home Inspectors, or the National Academy of Building Inspection Engineers. Membership in any of these organizations is a good indicator of quality and reliability in a home inspector.

  • Ask for a sample report. Before you pay a home inspector, ask to see a sample report that the team has done on a house like yours. This sample report will help you see what the home inspector identifies and what they intend to inspect in your home. It’ll also demonstrate how they communicate information and what level of detail you can expect.

  • Consider experience. Look for someone who has been a home inspector in your area for a while. After all, a state like Montana has many unique concerns and considerations, and you’ll want to work with a company that knows how to look for the problems that can arise in this climate.

  • Read reviews. Once you’ve found someone you like, read their online reviews. You should expect to find generally good reviews left by satisfied customers. Beware of any company with many negative customer reviews.

  • Go with your gut. Ultimately, you want to work with a company you like and trust. Look for a home inspector who answers your questions honestly and takes the time to build a relationship with you. Selling your home is a big deal, and your home inspector will be an important part of that process.

406 Home Inspection Pros: Here for all of Your Pre-Listing Home Inspections406 Home Inspection

When it comes time to sell your home, contact 406 Home Inspection Pros for your pre-listing home inspection. Our team provides the comprehensive, reliable inspection services you need. Let us help you identify issues in your home before your property hits the market.

Whether you’re selling a large home or a little historic bungalow, our team will look for issues like mold, radon, foundation cracks, plumbing and HVAC issues, and more. The result is a comprehensive, detailed home inspection you can count on.

Ready to learn more? Contact our team to book your inspection now.


The housing market has been frenzied for the last few years. As such, buyers interested in purchasing homes are facing difficult odds. In a market saturated with all-cash, over-asking offers, many buyers are desperate to find ways to boost the chance of getting their dream home. One strategy many buyers choose is to  waive a home inspection in their offer.

While this may seem like a good idea, choosing to waive a home inspection is always a bad choice. In addition to leaving buyers vulnerable, it can also be dangerous. In this post, we’ll discuss why a home inspection is such a critical tool for buyers and sellers alike.

Let’s dive in.

What Does it Mean to Waive a Home Inspection?

An inspection contingency is a standard part of most offers to purchase real estate.The home inspection contingency is in place to protect buyers.

Here’s how it works: a home inspection is meant to uncover any drastic problems with the home, like a cracked foundation, extensive mold, or dangerous building issues. If issues like these are present, the inspection contingency also gives the buyer the right to have the issues repaired or to back out without sacrificing the earnest money they’ve already deposited.

What is a Home Inspection?

A home inspection is an inspection conducted by a professional. The purpose of a home inspection is to observe and report on the condition of a home, typically in the period right before a sale.

During a home inspection, a qualified home inspector will assess the condition of the property, including elements like:

  • The HVAC system

  • Plumbing

  • Electrical

  • Water

  • Sewage

  • Fire suppression and safety systems

  • Roofs

  • Foundation

  • And more

During the inspection, the home inspector will look for evidence of damage or defects that may impact the value or safety of the property. They’ll also note positive attributes of the home, and provide a detailed report for both the seller and buyer.

The Biggest Risks of Waiving a Home Inspection

The choice to waive a home inspection is common. Back in December of 2020, real estate brokerage Redfin reported that more than 30% of successful offers put in by its agents in Boston, Portland, Oregon, and Washington, DC opted to waive the home inspection.

While it may be common, though, waiving a home inspection is not a good idea. Here’s why:

You waive your legal rights

An inspection contingency gives buyers the opportunity to verify the good condition of the home before signing a purchase agreement. If you waive the inspection contingency, you’re agreeing to purchase the home “as is.” In the process, you sacrifice your legal avenue to cope with problems the home may have at the time of sale.

You assume financial risk

When you purchase a home “as is,” you have no way to recover costs or recoup earnest money if the house turns out to have serious problems. Instead, all costs are yours to resolve and pay for.

You’re putting yourself in danger

The purpose of a home inspection is to uncover issues that could be dangerous, expensive, or problematic for you and your family. If you waive your right to an inspection contingency, you’re essentially agreeing to live in the home without knowing about its major issues.

If the problem is something like mold, which can impact the air quality in your home and cause health issues for your family, this choice could be dangerous.

While waiving a home inspection may seem like it can make you more competitive as a buyer, it also makes you much more vulnerable. Home inspections are a critical part of the buying process for a reason. Choosing to waive yours only leaves you without an avenue of recourse if you find something wrong with the home or property later.

Fortunately, there are ways to make your offer more competitive without sacrificing your home inspection.

How to Make Your Offer More Competitive (Without Waiving Your Inspection Contingency)

Don’t put yourself, your family, or your investment at risk by waiving your inspection contingency. Instead, make the strongest possible offer with these tips:

Get Pre-approved

Before you make an offer on a home, have a mortgage pre-approval letter in hand. This demonstrates that your offer is serious and that you’ll be able to secure the financing needed to seal the deal.

Do your market research

Before you put an offer in on a property, look around at similar properties in the area to make sure you’re making a competitive offer. Your real estate agent should be able to help you in this process, and should provide you with several “comps” to research.

Make a larger down payment

While this may mean saving up for longer before you buy a home, seeing more cash upfront is always attractive to sellers. Not only does a larger down payment put more money in their pockets right away, but it’s another indication that the deal will close.

Add an escalation clause

An escalation is handy for sellers. The clause ends the back-and-forth negotiation between competing buyers. For example, if a client uses an escalation clause to automatically bid $1,000 over any other offer, up to a certain amount, it can result in a faster, more streamlined sale for the seller, and a competitive edge for the buyer.

Choosing the Right Home Inspector

Now that you know why a home inspection is so important, it’s easy to understand why finding the right home inspector is so important, as well. In addition to providing peace of mind for you as a buyer, a home inspection also protects your investment and your family.

Here at 406 Home Inspection Pros, we pride ourselves on inspecting your home like we were buying it. When you work with us, our team will provide the peace of mind, security, and transparency you need to make a smart purchasing decision. Contact our team today to learn more about our services, our qualifications, our certifications, and more or book your inspection now.

If you’re planning a home remodel, you probably have a lot on your mind. You’re thinking about contractors and permits, timelines and budgets. But what about a home inspection?

Most homeowners understand the importance of getting a home inspection before buying or selling a property. Unfortunately, fewer people understand how critical it is to invest in a home inspection before beginning a remodel.

In this post, we’ll discuss how to protect your best interests as you remodel your home, and how a Montana home inspector can help.

Let’s dive in.

Why Inspect Your Home Before You Remodel?

Renovating your home is an exciting process, but it’s also a significant project.

When you invest in a home inspection before you begin your remodel, you check a few important boxes. These include the following:

  • You can find out if there are important repairs that you should be paying attention to prior to the remodel.

  • A home inspection may help you save money and avoid costly repairs.

  • Having an expert home inspection could help you identify problem areas that could impact the long-term stability of your renovation—and will be easier to fix now than later.

  • You take a proactive step to ensure the work is done safely and abides by local building codes.

  • If you’re doing exterior work, the permitting and inspection process protects the aesthetic of your building and neighborhood, and helps avoid disruptions to neighborhood services like utilities.

While getting a home inspection before remodeling may seem like an unnecessary step, it can save you time, money, and stress in the long run.

4 Things to Inspect Before you Renovate

If you’re planning a renovation, be sure to have these four things inspected before you begin the project:

1. Mechanical Systems

If your remodel will place an increased load on your electrical service, plumbing system, or HVAC system, have those mechanical systems inspected before you begin.

A skilled home inspector will evaluate these systems, and identify any weak points. They’ll also recommend changes needed to ensure your home’s mechanical systems are safe and up to code.

2. Your Home’s Structure

Many home remodels change the structure, number, or placement of interior walls. What most people don’t realize, though, is that changing the layout of your interior walls can compromise the structural stability of your home.

Before you move, add, or eliminate interior walls, contact a home inspector to evaluate your home’s foundation and load-bearing walls. The inspector will help you identify important load-bearing points of your home, and develop a plan to work around them.

3. Your Roof

If you’re planning to add onto your home, build a dormer, or simply add a skylight to the kitchen or bedroom, it’s going to require altering your home’s roof. This requires the expertise of a skilled home inspector.

A home inspector can evaluate your roof and help you understand whether it’s safe to tie your new roof work in with your existing roof, or whether you have to rebuild the entire thing.

A housing inspector will also help you identify underlying roof issues and ensure your remodel doesn’t inadvertently cause structural problems or leaks in your roof.

4. The Home’s Basement

If you’re planning to finish the basement in your home and turn it into a functional living space, have it inspected first. The reason is simple: basements tend to be damp, and are very susceptible to mold.

A home inspector can evaluate the basement and look for pockets of mold before you begin your remodel project. If the inspector finds mold, they’ll provide recommendations on how to eliminate it safely.

A home inspector can also help you understand how to finish and remodel your basement to minimize the risk of mold, water pooling, and water damage down the road.

Make Your Remodel as Safe and Efficient as Possible

Remodeling is an exciting experience, but it can uncover serious underlying issues in your home.

Fortunately, you can do your due diligence by hiring a Montana home inspector to conduct a home inspection before you begin your remodel. In addition to saving you time and money, a home inspection can uncover underlying or dangerous issues that could derail your remodel process.
If you’re planning on remodeling your home in the coming months, book an inspection with 406 Home Inspection Pros. Our team of home inspection experts can help you identify issues that will impact your remodel, and keep your project safe.

The housing market in the Flathead Valley has been hot for the last couple of years. Realtors, buyers, and sellers have been moving at full speed. Regardless of whether you’re selling, buying, brokering a deal, or remodeling, you’ll need a home inspection during the process.

Home inspections serve several important purposes. In addition to proving the satisfactory condition of the home, they help interested parties, like buyers, educate themselves about possible defects in the home, and avoid the surprise of costly repairs. Home inspections are especially important for out-of-state buyers, who very often have never seen the home they’re buying and need “eyes on the ground” to make sure the home is a good investment.

Still, finding the right home inspector can be easier said than done. In this post, we’ll discuss how to find a Montana home inspector you can trust, qualifications to look for, and everything else you need to know.

5 Tips to Choose a Home Inspector

Follow these five tips to choose the best home inspector for your needs:

1. Find an inspector who will perform the home inspection in your presence

Many people think home inspectors only work alone. Fortunately, that’s a misconception. In fact, the best home inspectors will encourage buyers, sellers, or other interested parties to attend the home inspection if possible.

Doing so will help you understand the things the home inspector is pointing out, and help you be more informed about the home. As long as you follow some common etiquette practices, attending the home inspection can be a positive, informative experience.

2. Read the inspector’s customer reviews

For more information on the home inspector, head to review sites like Google, Facebook, and Yelp. Keep an eye out for any reviews that are very positive or very negative. These reviews will speak to the home inspector’s strengths or weaknesses, and help you understand what you can expect if you choose to work with them.

3. Ask about certificationscertified mold inspector

Before you decide on an inspector to hire, find out about the inspector’s background and certifications. What is the experience level and background of the Home Inspector? How many inspections has he or she done? Do they have specialized certifications, and if so in what areas?

Instead of hiring someone who does home inspections as a part-time job, look for someone who is a full-time home inspector, and not a part-time contractor.

4. Ask about what the inspection does and does not include

In some climates, home inspectors won’t inspect certain things during certain times of the year.

Here in Montana, for example, an inspector might not inspect a patio, driveway, deck, or roof that’s covered in snow. If the inspector won’t examine those things, ask about the best way to check their condition.

You may also want to ask about the services the inspector does offer. For example, do they handle labs and lab results? What about thermal imaging and drone inspections? Does the team offer mold and radon inspections? Be sure you get a complete picture of the home inspector’s services before you decide to hire the team.

5. Ask for copies of licenses and insurance

Before you hire the inspector, ask the inspector for copies of their license and insurance documents. Is the inspector a member of a professional organization like ASHI, NAHI, or InterNACHI? Each member of 406 Home Inspection Pros is, and we list our license and certification numbers right on our website for your convenience.

Great home inspectors will willingly provide copies of these documents, and other proof of their quality.

Finding The Right Home Inspector for Youchoosing the right home inspector

Your home is likely the largest investment you’ll ever make. Whether you’re building a new home, selling your home, or buying a pre-owned property, choosing an excellent home inspector is critical to protecting that investment.

The right home inspector will find defects in a home that could cost you, the buyer, money down the road. And as a seller, a home inspection can identify issues that may get in the way of closing the sale.

When you’re buying or selling a home, having a qualified home inspector is imperative. At 406 Home Inspection, we promise a thorough and complete home inspection, every time!

Contact us today for all of your home inspection, and independent mold, radon, and asbestos testing needs.

Can a buyer Attend the Home Inspection.

Short Answer – Of Course


This is a big deal and a big day. Usually only surpassed by the closing and contract acceptance in magnitude. About half of people attend. This is largely due to out of state sight unseen buyers. If a buyer can attend they should.

Best Practice:
We have found that arriving about 1 hour after the inspection begins is just about right.


1. Dont be overly involved:

Seems like the opposite of #1 above but its not. When I inspect I have a routine. I have a ton of things I need to look at and a system (process) to get it done. If a buyer is asking me questions that’s fine. A buyer that says “What about this?” looking at part of the house I have not looked at yet too yet will break my routine. It can be challenging to go back to the exact spot and resume after a conversation on the other side of the house. Something may be missed

The buyer will get a better inspection if they don’t take the inspector off their routine.

Best Practice: 
Dont try to help (test things) as it may impact the result, damage something, or create a safety hazard


2. Dont bring the whole family and/or friends.

If an agent is not attending the home Inspector assume the liability for the home during the inspection. Some people (usually family members or friends) do not conduct themselves in a manner that is appropriate for being in someone else’s home. I have had to in the past ask folks to tone it down. It is wildly inappropriate and cannot happen ever.

Best Practice:
Immediate Family. There are situations where it may be a single young person buying a house and they want their “insert trusted persons name” there since he/she is more familiar with houses. Caution, please review #2 above. Some trusted people want to show how much they know and can be a distraction.


3. Arriving later than planned (early is fine). 

I am the first to admit we inspectors tend to arrive early but there is a reason. The 4-hour offset between appointments is for travel and unanticipated problems at the previous inspection. If we can get to the next job early and no one cares that we do (vacant, no attendees) then we will. Roughly Fifty Percent (50%) of the buyers that say they are coming simply don’t show up. The ones that actually arrive late amounts to less than 5%

Best Practice:
The buyer should arrive when they say they will (or sooner.) If the Inspector is early my crews will wait until the buyer was supposed to be there and a bit longer. If you were going to attend and decide not to, let the inspector know. They wont be upset I promise.


Its pretty simple. I think some inspectors forget why they are there and who the client is. Its the Buyer

Feel free to call with any questions.


Dear Homeowner

It’s common to get nervous during the home inspection process. You don’t want the deal to fall through or be stuck with the cost and burden of repairs if your buyer requests them as a contingency. There are some things you can do to prepare for the inspection.

Getting Ready

  • Keep all utilities on
  • Provide open access to areas that need to be checked.
    • Attic, Crawlspace,
    • Electrical Panels,
    • Furnace, Water Heater area,
    • etc.
  • Clear around Furnace and Water Heater
  • Replace any bulbs that are out
  • Replace Smoke Detector batteries
  • Turn all pilot lights on
  • Make sure toilets function properly
  • Take care of any bug problems
  • Clear under sink areas as much as possible
  • Secure or remove Pets (Dogs)
    • Inspector will not enter homes with animals present if the homeowner is not there
  • Empty the Dishwasher
  • Clean Rain-gutters and Downspouts

Inspection Day

By the day of the home inspection you should have done everything you can to prepare. Now, it’s just about making sure it goes as smoothly as possible.

  • Unlock any gates, electrical boxes, or other areas that you normally keep secure.
  • Be ready at least two hours before the inspector is set to arrive (we are known for being early)
  • Vacate the house during the inspection and take any pets with you, or make sure they’re safely crated or secured
  • It’s common for the home inspector to note a few minor issues, but most of the time, if there’s something serious to detect you likely already know about it.

Finally take a deep breath. Most buyers aren’t expecting complete perfection; they just want to know that there are no heavy burdens waiting for them.