Recommended Inspector Tools
Having the right tools makes the work easier and shows you are a professional. You probably already own many of the tools you will need. This is our list of recommended home inspector tools. Some of these items are pricey, but they have all been tested and used by home inspectors. They will hold up and be reliable in everyday use.
Links to purchase these items from Amazon are provided. The prices displayed below are generated by Amazon. The prices are not always accurate. Prices vary over time. Sometimes items are temporarily unavailable on Amazon causing the link to be temporarily broken. While this list was compiled to benefit you, Home Inspector Training Institute of Ohio may receive a small referral fee if you purchase an item using the links below.
| Vehicle - Hopefully you can use the vehicle you already own. Pickup trucks and SUVs make great inspection vehicles. If you are going to carry an extension ladder, you will need a vehicle that can carry it. See Extension Ladder below to decide if you need one. A pickup truck will probably need a ladder rack. You should be able to put an extension ladder on the roof rack of an SUV. | |
| 28 Foot Heavy Duty Extension Ladder - Getting on a roof is probably the most dangerous thing a home inspector does. In Ohio, you are not required to get on the roof. You can inspect it from the ground with binoculars. Some inspectors use drones to inspect the roof. However, in our opinion, you cannot properly inspect a roof and the components on a roof unless you walk it. We recommend a 28 foot heavy duty extension ladder. Twenty-eight feet will get you on most roofs. The heavy duty one is much sturdier (safer). Larger than 28 feet can be difficult for one person to handle. Fiberglass ladders typically have a higher weight capacity and are safer around electric wires, but they weigh 10-20% more than aluminum ladders. A 28 foot fiberglass ladder weighs about 57 lbs and has a 300 lb capacity where a 28 foot aluminum ladder weighs about 50 lbs and has a 250 lb capacity. That seven pounds can make a big difference when you are carrying it around and setting it up yourself. While you can order these from Amazon, Lowe's or Home Depot might be a better source for this heavy item. | |
| Ladder Lock - If you talk to a home inspector that has been in the business a long time, you are sure to hear a story about a blown down ladder. These ladder locks clamp your ladder to the gutter. They prevent blow downs and give you a little extra stability when getting on and off the ladder. | |
| Telescoping Ladder - These ladders are great for getting into attics.
You can easily carry this ladder through a house without worrying about hitting a wall or furniture.
Twelve and a half feet seems the ideal height to get into attics, even high garage ceiling attics.
Make sure you get one with a 330 lb capacity. These are much sturdier. Choose one that has release buttons on each rung,
this allows for a half rung height adjustment. This is useful if you need to set the ladder up into a closed attic hatch.
Some inspectors use these ladders to get on roofs. We don't recommend it. First, you will only be able to get
to a one story roof. Second, using it indoors and outdoors risks you tracking dirt in on the feet that could end up on a carpet.
Silicone Protective Top Rung Cover - We highly recommend this top rung cover. Many times you will need to prop the ladder on a wall. This cover prevents leaving marks or dents on the wall. Even though it is a different brand, it fits the telescoping ladder we recommend nicely. |
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| Handheld Flashlight - This will be your most used tool. Get a good one. We recommend rechargeable batteries,
not rechargeable flashlights. When your flashlight goes dim on an inspection, you want to be able to swap batteries.
You want one that is bright, easy to carry, and only one mode. 'One mode' means it has two settings, on and off. You don't
want a flashlight that constantly switches to dim or flashing mode. The other consideration is it is shaped correctly
to fit in the loop of your tool belt so it is easily accessible.
Our favorite flashlight for home inspecting is the Mini Maglite Pro (2 AA batteries). It's durable, very bright, turns on/off with a quick twist, and has a bright center spot for lighting up distant objects. We also carry the LUXPRO 350 Lumen Tactical Handheld Focusing Flashlight (3 AAA batteries). It is a good backup and it's uniform wide beam works great for lighting up tight spots for photos (like the manufacturer's label inside a furnace cabinet). |
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| Headlamp Flashlight - You will also want a hands free headlamp flashlight. You will want
your hands free when you are in an attic, a crawlspace, or checking out an electric panel or furnace.
It is one mode. 'One mode' means it has two settings, on and off (no flashing mode you have to cycle through). Again,
use rechargeable batteries, not a rechargeable headlamp.
The COAST HL7 305 LED Headlamp is powerful yet small enough to fit in your tool belt. It takes three AAA batteries. |
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| Rechargeable Batteries - Rechargeable batteries for your flashlights is a must.
You will change your batteries frequently, rechargeable batteries will quickly pay for themselves.
There are many rechargeable batteries on the market. We have used Panasonic's Eneloop rechargeable batteries
for years. They are high capacity, hold their charge in storage, and last for years. Many battery charges only
charge batteries two or four at a time. Two of the recommended flashlights above take three AAA batteries.
This Eneloop charger
will charge one to four batteries at a time allowing you to recharge your flashlight's
three batteries when needed.
12 Pack AAA Eneloop Rechargeable Batteries |
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| Camera - For today's inspection reports, good photos are a must. You may want to hold
off on this purchase until you decide which reporting software you are going to use. Many home inspectors run
their reporting software on their phone or tablet and use the camera in these for their photos.
While the cameras on the newer phones are great, their flash strength and zoom quality are still limited.
We prefer a regular camera.
Canon's Point and Shoot SX740 HS Digital Camera has been a reliable work horse for us. It has an adequate flash to get excellent attic photos. It's 40x optical zoom with optical image stabilizer will take a great photo of the top of a chimney from the ground. The focus assist beam will help you focus even in dark conditions. The 180 Degree tilt-type screen will help you frame photos even in tight spots. The rechargeable battery will last a week or more of heavy use. We set the photo resolution to 'M2' (2048x1536). This gives us plenty of photo resolution and keeps our file sizes down. Change 'Create Folder' to 'Daily' to automatically separate photos for different inspections. You will also need: |
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| 9 in 1 Screwdriver - A nine in one screwdriver will give you two sizes of Phillips and slot drivers plus three socket sizes (for furnace cabinet screws) all in one. | |
Outlet Tester with GFCI Test - You will use this on every inspection.
You plug it in an outlet and it tells you if you have power and if the hot, neutral, and ground wires are wired to the outlet
correctly. The GFCI button will trip GFCI outlets for you allowing you to test those. You will also want a two prong adapter
to allow you to test two prong outlets.
Add a retractable key holder. Connect your outlet tester to this retractable key holder with a zip tie. Clip the key holder to your tool belt and your outlet tester is always at your side. |
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| Non-Contact AC Voltage Tester (AC voltage sniffer) -
We carry these in our tool pouches, but they don't get used that often. They are used to check if a wire
is 'hot' or not. If you run across an electric wire in the attic that is cut off at one end,
you can use this tool to quickly determine if it is connected to electricity or not.
You want one with high and low sensitivity settings. The lower end models only have high sensitivity.
The low sensitivity setting allows you to test wires that are close to each other.
Non-Contact AC Voltage Tester with Adjustable Sensitivity - This one defaults to low sensitivity (most used setting), has a convenient LCD display, and automatically shuts off after three minutes of non-use. |
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| Reusable Shoe Covers - Shoe covers are a must. Sellers don't want you tracking dirt on their carpet.
Most inspectors wear the blue disposable shoe covers. This gets costly and many times they don't hold up till the end of the inspection.
Reusable shoe covers are durable and cost efficient. We recommend owning at least three pairs.
Two to use indoors (so you always have a clean pair) and one pair to wear outdoors. If you wear shoe covers when you inspect the
outside of the house, your shoes won't get wet and muddy. This not only helps you to not track dirt in the house, it also
protects you shoes from constantly getting wet shortening their useful life. When comparing, waterproof is a must. They are all not waterproof.
Waterproof Reusable Shoe Covers (size Large fit nicely over a size 12 shoe) These are a bit pricey but very durable. Budget Waterproof Reusable Shoe Covers (size X-Large fit nicely over a size 12 shoe) These wont hold up as long but are decent quality and the price is much better. Comes in pack of five. |
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| Folding Step Stool - A small folding step stool is useful for getting into crawlspaces and reaching the top of basement walls
if you choose to look behind the insulation at the top of the wall. You may also need it to reach the garage door opener
to get the model number and manufacture date off it. We have found a two step stool is high enough to be functional
and small enough to easily transport.
This 2 step folding step stool is reasonably priced and has a 500 lb capacity. |
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| Mask - We all own masks because of Covid, but you might want to upgrade. Home inspectors use masks when in the attic and crawlspace. This mask is comfortable, it has ear straps and a velcro neck strap. It also has exhaust ports and a washable/changeable inner filter. It seals well and is very effective against airborne dust and fiberglass particles. | |
| Ear Plugs - If you are going to test smoke alarms, you -NEED- ear protection.
Listening to those loud beeps unprotected everyday will slowly degrade your hearing over time. Use ear protection!
There are a wide variety of ear plugs out there. Find some that work well for you.
We like these 3M Safety Band Style Hearing Protectors. |
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| Powered Screwdriver - This is optional, but a big time and effort saver. Most electric panels
have six screws. Sometimes they are hard to reach. Unscrewing and screwing in these screws is time consuming and can make
your wrist hurt. This powered screwdriver is quick and easy to use and is small enough to fit on your tool belt. It also works
on removing the screws on a sidewall attic access panel (though these more difficult screws can drain the battery quicker).
SKIL Rechargeable 4V Cordless Screwdriver - We normally don't like rechargeable tools. When the battery wears out, the tool's life is over. But, because these are so useful and relatively inexpensive, we made an exception. We find the battery lasts weeks when using it to remove electric panel covers. |
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| Digital Thermometer - Digital thermometers are used to test the air conditioning. We have found this one to be quick and reliable. | |
| Tape Measure - A small tape measure is needed to document steps that are too high and spindles that are too far apart. A high quality twelve foot tape measure does the job and is small enough to fit in your tool belt. Get a wide tape with big numbers to show up better in your photos. A twelve foot tape measure is also long enough to loan to buyers to measure rooms. | |
| Moisture Meter - Hidden leaks are one of the big ticket items buyers are hiring you to find.
When you suspect a leak based on visual clues, you want to definitively tell your clients if it is wet or not.
You will most likely need a meter for this. There
are two types of meters, pin measurement and non-invasive measurement. Both have their advantages and disadvantages.
The pin measurement is more accurate but requires making two small holes in the surface. The non-invasive measurement
is achieved by placing the flat surface on the back of the meter against the surface to be measured.
One of the downsides of the non-invasive meter is metal behind the wall shows up as high moisture.
Both testers have their place. You can't always poke holes in a seller's wall.
Protimeter BLD5365 Surveymaster Dual-Function Moisture Meter - As the name implies, this meter can do pin measurements and non-invasive measurements. We have found it accurate and easy to use. |
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| Combustible Gas Detector - This is included in our list of recommended tools because we
find this recommended often. We do not recommend this tool.
A combustible gas detector sniffs for and alerts you to gas leaks. Natural gas and propane are the combustible gasses
found in homes. You already carry a very effective tool for discovering natural gas and propane leaks, your nose.
Of course your nose will not detect minute leaks. It is our opinion these minute leaks do not cause health problems
and the financial cost of these leaks is negligible. If there is a leak you can detect with your nose, this tool would
help you pinpoint the location of the leak, but in our opinion 'gas leak at meter' or 'gas leak at fireplace' is sufficient.
If you do want to purchase one, we have used Ridgid 36163 Model micro CD-100 Combustible Gas Detector and found it to work well. |
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| Carbon Monoxide Meter - This tool is optional. Most inspectors do not carry it.
Carbon monoxide alarms sound when CO levels reach the level that is hazardous to your health (35 parts per million).
This meter will detect 1 part per million. Most homes should have 0 parts per million. We add the CO meter reading to
our inspection reports as an added service to our clients. Once in a while, we find a defective furnace with it.
For a little extra, you can add a probe that will allow you to test appliance exhaust for CO.
Sensorcon Inspector CO Carbon Monoxide Monitor |
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| Bathroom Washcloths - Your hands are going to get wet and dirty during the inspection. Carrying a small towel is a must. We use to carry cheap white rags. These quickly got stained and ratty. We recommend gray bathroom washcloths. We tie a knot in one corner and tuck the knot under our tool belt. This keeps it handy and easily removable. | |
| Large Bed Sheet - Attic accesses are many times in the ceiling of a closet packed with clothes or in a bedroom ceiling above a child's bed. You don't want to drop fiberglass dust on these when you are accessing the attic. A large flat bed sheet can cover these before you open the hatch. | |
| Microwave Sensor - This is really a gimmick and certainly not necessary, but it is easy to use and it may impress a client. They light up when you put them in the microwave. Unfortunately, you still need a wet towel or something else in the microwave. We use (and reuse) a folded paper towel that we quickly get damp at the sink. | |
| Knee Pads - Old low ceiling crawlspaces are the worst. If you inspect a house with one of these, you are going to want knee pads to protect your pants and knees. There are lots of high end knee pads on the market. We recommend simple foam ones. The biggest reason is a big, thick pad is going to make you a little taller as you crawl around. In that tight fitting crawlspace, you may need as much clearance as you can get. Foam knee pads are also smaller to more easily fit in your tool bag. | |
| Long Screwdriver - This screwdriver has many uses. We use it to push the batt insulation at the top of a basement wall aside so we can see behind it. Second, we use it to press smoke alarm test buttons on high ceilings. Third, we take it in the crawlspace to take down the spiderwebs in our path. We keep these in our tool bag, not our tool belt, so the long shaft doesn't bang into things when we move around the house. | |
| Telescoping Selfie Stick - We can reach most smoke alarm test buttons on vaulted and cathedral ceilings with this telescoping selfie stick. Locking in the extended position is essential for this purpose. Folded it fits nicely in our tool bag. | |
| Removable Dot Stickers - Good communication to buyers and sellers reduces followup phone calls. We use these stickers to mark defective outlets and note in our report it's the outlet with the green removable sticker. | |
| Four Foot Level - You will use a four foot level to check the grading outside and to see if the basement walls are strait. | |
| Tool Belt - The goal of your tool belt it to hold your most used tools. It also needs to be as low
profile as possible so you are not banging into things. We opted for an empty web belt and added pouches to it.
Klein Tools 5705 PowerLine Web Work Belt - This belt has a solid metal clasp. This belt and clasp will hold up to years of heavy use. Ziptop Utility Pouch, Small - We love this pouch. It is versatile and caries a -lot-. We carry TWO of these on our belt. One downside is the zippers are not robust and break easily. We have found leaving them unzipped works better anyway. It keeps things easily accessible and the pouches are deep enough that things don't fall out. Lowepro Dublin 30 Slim Profile Pouches - This pouch is for your camera. You want one you can put on your belt. The velcro flap makes it quick and easy to retrieve it and put it away. 
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| Tool Bag - You will need a large tool bag to carry the tools you will typically use,
but will not fit on your tool belt. We prefer the 'open top' design so everything is easily accessible.
We carry this bag into the house to save trips to the car. You will want
one with large pockets and large open areas to keep all your tools organized.
CLC Custom Leathercraft 1579 20 Inch, Open Top, Soft Sided Tool Box, 27 Pockets |