Report for Ken · 13 September 2026
You asked Dil to pull the questions from each client's ISN form. Then put them next to what Josh asks on a call. Here is what we found.
Josh asks every house question the forms ask. Not one is missing.
The forms ask less than your list. Glen's form never asks about a pool, a well or a shed.
The gaps are small. Lockbox and gate codes, cross streets, and a few contact details.
Dil sent three ISN forms. One is Ted's. One is Glen's. The third is named "GA", but everything on it says Chad. The package and the add-on list match Chad's ISN line for line. Dil is checking the name.
These are the online forms a home buyer fills in to book. Each one is saved in the repo now, so nobody has to send it again. Property Masters does not use ISN, so there is no fourth form.
Each client has two columns. The left column is the ISN form. The right column is Josh. A filled square means "asks it". An empty square means "does not ask".
So the form is the floor. Josh is above it. Your list of deeper questions is above both. No ISN form is going to ask about the shed out back. That question has to live in Josh.
Row 9 is how Josh sells the add-ons. Dil's rule, and it matches what you said in the meeting. If a client sells a well test, Josh asks about the well. If he sells an outbuilding check, Josh asks about the shed. If he sells air testing, Josh asks about mould and allergies. No form asks these. They are Josh's job. Today he asks them only when a client ticks the box. That is the first call below.
Here is the whole list, in the order Josh asks it, in his own words. It is pulled from the file he runs on. You marked up 25 of these on 8 September. Since then we moved the house questions in front of the date, and we added one. It is your own question about what the caller noticed. So the list is 26 today.
The four agent questions skip themselves when the caller has no agent. So a plain buyer call is really 22 questions. The last column names the part of the picture each question belongs to. Those are the rows in the grid above, in words.
| # | What Josh says | Which part of the picture |
|---|---|---|
| 1 | "Can I get your first name?" | Row 2 · Who is calling |
| 2 | "And what city and ZIP is the property in?" | Row 1 · Where the house is |
| 3 | "And what's the best mobile number for you, in case we get cut off?" | Row 2 · Who is calling |
| 4 | "And is this a standard home inspection, or something more specific?" | The job itself |
| 5 | "And roughly how many square feet is the home?" | Row 3 · How big, how old |
| 6 | "And what year was the home built?" | Row 3 · How big, how old |
| 7 | "And what's the foundation — slab, pier and beam, basement or crawlspace?" | Row 5 · Slab, crawl space or basement |
| 8 | "And is anyone living there at the moment?" | Row 4 · Anyone living there, power on |
| 9 | "And are the utilities on, water and electricity?" (skipped if someone lives there) | Row 4 · Anyone living there, power on |
| 10 | "And is there a pool or spa on the property?" | Row 6 · Pool or spa |
| 11 | "And when you looked round the property, was there anything you noticed that you'd like the inspector to pay particular attention to?" | Your own question |
| 12 | "And would you like to add any of our optional services?" | Row 8 · Extra services |
| 13 | "And what day and time works best for you?" | The day and time |
| 14 | "And what's the street address?" | Row 1 · Where the house is |
| 15 | "And is this inspection for you as the buyer, or are you booking for someone else?" | Row 2 · Who is calling |
| 16 | "And are you working with a buyer's agent on this?" | Row 2 · Who is calling |
| 17 | "And what's your agent's name?" (only if there is an agent) | Row 2 · Who is calling |
| 18 | "And which office or brokerage are they with?" (only if there is an agent) | Row 2 · Who is calling |
| 19 | "And what's the best way to reach them?" (only if there is an agent) | Row 2 · Who is calling |
| 20 | "And what's your client's name?" (only if there is an agent) | Row 2 · Who is calling |
| 21 | "And your last name?" | Row 2 · Who is calling |
| 22 | "And what's your email address?" | Row 2 · Who is calling |
| 23 | "And is it alright if we text you about the inspection?" | Row 2 · Who is calling |
| 24 | "And will you be attending the inspection?" | The day and time |
| 25 | "And any access notes I should know about — a gate code or a lockbox?" | Row 7 · Codes to get in |
| 26 | "And how did you hear about us?" | For the file |
These are row 9 and its cousins. The first four come right after the foundation question. The other six come right after the pool question. A client turns each one on by ticking a box on our setup form. Glen ticked four. Chad ticked none.
| Box on our setup form | What Josh says |
|---|---|
| Crawlspace | "And is the crawlspace accessible — is there an opening the inspector can get into?" |
| Basement, finished or unfinished | "And is the basement finished, or unfinished?" |
| Permits for the finished basement | "And do you know whether permits were pulled for the finished basement?" |
| New construction, which phase | "And which phase is the build at — pre-drywall, or final?" |
| Spa: standalone or in the pool | "And is the spa standalone, or is it built into the pool?" |
| Outbuildings with power or water | "And are there any outbuildings — a shop, a barn, a detached garage? If so, do they have power or water?" |
| Well water | "And is the property on well water, or city water?" |
| Septic system | "And is it on a septic system, or city sewer?" |
| Visible mould or moisture | "And when you looked round, did you see any damp, staining or mould anywhere?" |
| Allergies or breathing problems | "And does anyone in the family have allergies or any breathing trouble?" |
Josh also asks one thing before all of this. Before he starts on the quote, he asks if you have any questions about the firm or its services. That is your question gate. It is not on this list because it is not a form field. It is the start of the sale.
Ted's form asks the most. It is the only one that asks for codes to get in. It is also the only one that asks about termite and radon by name.
| Ted's ISN form asks | Does Josh ask it? |
|---|---|
| Address, city, state, ZIP | Yes |
| Your role: buyer, owner, buyer's agent, seller's agent | Yes |
| Name, email, mobile phone | Yes |
| Occupied, utilities on, will the buyer be there | Yes |
| Year built, square feet, foundation type | Yes |
| Termite? Radon? | Yes, as "any add-ons?" |
| Access notes | Yes |
| Referred by | Yes |
| Lockbox code, gate code, CBS code, alarm code | Partly. All four go into one sentence. |
| Major cross streets | No |
| Contact the buyer's or seller's agent for access? | No |
| For sale by owner, with the owner's name and phone | No |
| The buyer's own mailing address | No |
| A second buyer on the same order | No |
| Seller's agent lookup | On purpose. Josh never asks for it. He notes it if told. |
Two small things on Ted's form. His form makes the phone number a must, but not the email. Our rule is the other way round, and our rule stands. And his form says the well test comes with a 3-month warranty. His fee table says 6 months. Ted can settle that with one word.
Glen's form is an older ISN layout. It asks very little about the house.
| Glen's ISN form asks | Does Josh ask it? |
|---|---|
| Address, city, state, ZIP | Yes |
| County and cross street | No |
| Name, email, mobile phone | Yes |
| Work phone, home phone, two fax numbers | No, and we should not. Nobody asks a buyer for a fax. |
| The buyer's own mailing address | No |
| Square feet, year built | Yes |
| Occupied? Utilities on? | Yes |
| Will the client be there? | Yes |
| Services: one line, the home inspection | Yes, and Josh also offers the add-ons |
Glen's form never asks about the foundation, a pool, a shed, a well or mould. Josh asks about the foundation and the pool on every call. He also asks about the shed, the crawl space, the basement and the build phase. That is because Glen ticked those four boxes on our form.
So on your test call, the shed question Josh missed is one Glen's own form has never asked. It is a phone question. That is why it has to live in Josh, not be copied from ISN.
Chad's form is short and it fits him. It asks year built, square feet, utilities, occupied, foundation, pool or spa, and will you attend. Then it lists his services. Josh asks all of it. The only thing missing is a second buyer on one order.
"He wants to know the age, square footage, and does it have a pool and spa. He doesn't give a damn about the rest of it."
Your words from the meeting. The form agrees with you.
Six things, in order of how much an inspector at the door would miss them.
Each of these six is the same size of job as the ten questions we built on 10 September. A box on our setup form, a question in Josh, a line on the work order. Nothing is built yet. You asked to compare first, so this is the compare.
Chad's form prints prices. Two of them do not match what we hold.
Josh keeps quoting what you ruled. But Chad keeps his ISN up to date, so it is worth one question to him. Ted's prices match his record. Glen's one price matches too.
Still to come: the recording of the 10 September meeting, which is not in the repo yet. Dil is sending it. The full tables, with every line of every form, are in Owner's Inbox / 2026-09-13-isn-questions-vs-josh-three-clients.md.