Before the Inspection
Things to consider before hiring an inspector
- Is the inspector actively licensed by the state of Texas Real Estate Commission?
- What is their license number?
- Do they follow the Standards of Practice and use the current state mandated report form?
- What professional organizations do they belong to?
- Are they a member of the International Association of Certified Home Inspectors (InterNACHI)?
- Are they a member of the Texas Professional Real Estate Inspectors Association (TPREIA)?
- How long have they been inspecting homes?
- Do they have any real world experience in the construction industry?
- What is their background and experience related to inspecting?
- What continuing education are they doing? (State mandated at least 16 hours per year.)
- Do they have a Supra Key to access the property?
- How long will it take to perform the inspection?
- Can they accommodate your schedule?
- Do they want you, “the buyer” at the inspection?
- Will they take the time to answer your questions?
- What systems are inspected?
- What is excluded from the inspection?
- How soon can you expect the finished report?
- Are they available post inspection to discuss issues in more detail?
- What is the total cost of inspection?
Note: Price is often the only question an inspector may be asked over the phone, this is not the optimal question. Consider all of the above in determining which inspector is the right one for you.
After the Inspection
Understanding a Home Inspection
All homes inspected and our reports are prepared using today’s “Standards of Practice” as required by The Texas Real Estate Commission.
Our inspector may indicate one of the following opinions of the inspector regarding a particular item:
- The item is performing as intended at the time of inspection;
- The item is in need of correction, improvement, replacement, service, or repair; or
- Further evaluation by a technician or expert is recommended.
A home inspection is not a mandate that all adverse conditions be remedied, but rather to ensure that the buyer is made aware of conditions that may have the potential for injury or property loss.
Our goal is to give you the most complete and thorough unbiased report on the condition of your new home. You will get the most benefit from this process by attending the inspection and asking questions. We are available after the inspection for consultation on any issues you deem important or that may be unclear. Recommend all concerns be addressed before the expiration of any time limitations such as your option period.
A home inspection is a “snapshot in time”. Because a system or component is performing its normally intended function or operation at time of inspection does not assure that it will continue to do so. Any system or component, regardless of age or use, can fail catastrophically at any time and without any indication of impending failure.
Photos in the report may be representing conditions found on the home but may not include all instances of each condition. Though the report will try to practically describe the conditions present it must be understood that if several items or conditions within a component group (electrical, plumbing, HVAC etc…) are mentioned, further evaluation of the component system maybe warranted.
A home inspection is not a code compliance inspection. Consideration must be given older homes within the context of the time period in which they were built, taking into account the generally-accepted building practices of that time period. Homes are not required to be constantly upgraded to comply with newly-enacted building codes and usually comply with building codes or generally-accepted standards which existed at the time of original construction. Any repairs and/or improvements should comply with current building codes and generally-accepted standards. Improvements to comply with newly-enacted building codes may be considered an upgrade to the property.
Some property features are/may be in excellent condition and of high quality but have not been mentioned. This is not meant to downplay the property’s assets, but to focus on alerting you to potentially expensive, habitability/safety issues, and/or adverse conditions that would warrant further evaluation/repair. Inspection reports by nature focus on defects and concerns and may seem very negative in tone. We strive to provide our clients with a thorough, accurate inspection, and documentation of current conditions.
A home may have deferred maintenance issues, that may appear to be minor at first, but can become more involved as work is being performed. Due diligence should be used when beginning repairs to correct those issues that could have lasting effects on the home or necessary upgrades prior to what would be more cosmetic/finish work in nature. Any suggested solution or repair to issues encountered should not be construed as absolutes. Equally effective or better alternatives are possible and may be proposed by your contractor.
As with many homes, repairs, improvements and upgrades may either be needed or desirable. Repairs that are being made as a contingency of the sale should be performed by a qualified trades person. For any work requiring a permit, a permit should be obtained.
Common Inaccessible, Hidden, or Obstructed Areas
- Attic space may be limited – Viewed from accessible areas. Safety
- Behind/Under furniture and/or stored items.
- Walls/Ceilings if obstructed, freshly painted or covered with wallpaper/newer siding.
- Floors if covered with carpet, vinyl, laminate or other materials.
- Plumbing – Only visible plumbing can be inspected. (Sewer camera is available at extra charge)
- Roofs may be limited – Viewed from accessible areas. Safety
- Sub flooring if covered with insulation or vapor barrier.
- Crawl space may be limited – Viewed from accessible areas. Safety