How much does an inspection cost? When, and how, do I pay?
A typical home inspection price is based on 2 major things; size and age of the home. 1. The larger a home, the more time it takes to perform an inspection. 2. The older a home is, the more items which need the inspector's atttention. Most inspections will cost between $250 and $350. You pay at the time of inspection; cash or personal checks are accepted. Please click the Pricing button to the right for more information.
What does a home inspection involve and how long will it take?
A home inspection is a visual, non-invasive examination of all structural and operational systems of the home and follows the Standards of Practice for home inspectors mandated by the Texas Real Estate Commission (TREC). The inspector will examine the foundation, roof, attic, inside and outside walls, ceiling and floors, doors and windows, fireplaces and chimneys, electrical system, plumbing system, air conditioning and heating system, and appliances and comment on deficiencies which are found. Safety in the home is a prime consideration in any inspection and many items will relate to that. Check out the Standards of Practice (S.O.P.) button to the right for more information.
I don't hurry through a home inspection. If I miss something important, that will be bad for both of us. The typical inspection will take between 2 and 3 hours. Check out the pricing page for more information.
Why can't I do the home inspection myself?
You certainly can. You don't have to pay for a home inspection if you don't want it. However, consider this. The home inspection industry is a very specialized field. You will notice in my Qualification area I mention I took some specialized schooling to become a home inspector. I walked into that classroom with over 30 years of building experience accumulated in the field, doing it every day. Yet, I walked out of those classes armed with much more information than I had going in. In addition, home inspectors are required to take 16 more hours of training per year, every year, to keep their TREC certification. Even experienced contractors may lack the knowledge, training, and expertise of a professional home inspector. So be careful. Remember the old saying, "You get what you pay for." If you pay nothing...
Can I attend the home inspection?
There are two very important benefits to personally attending the home inspection. First, you get visual, first-hand knowledge of anything found which needs your consideration. How bad is it really? Is it something to get the seller to care for or is it something I can live with? You'll more likely know and understand the answer when seeing it for yourself and hearing the explanations from the inspector. Secondly, most home inspection reports will only comment extensively on deficiencies. What about when everything is fine? How do you "know" the inspector looked at everything? You will more likely have "peace of mind" throughout the remainder of the buying process if you attend the inspection and know for a certainty everything in this home was looked at because you were there, looking at it with the inspector!
What happens if the home fails the inspection?
A home does not pass or fail a home inspection. Your home inspection will simply be a determination of the structural and operational condition of the home at the time of inspection. It provides you important information you can use in making a buying decision and in negotiating the price of the home with the seller. The seller is NOT required to repair the items revealed by the home inspection.
Here is another thing to keep in mind. No home is perfect so keep things in perspective. If the inspector identifies problems, you should use the information wisely. The problems may be things you ask the seller to correct before closing or, they may be used to negotiate a lower price so you have the money to make the repairs yourself later. However, they may simply be minor maintenance issues that shouldn't have a major impact on your decision. The main thing is, don't pass up a perfectly good home for no good reason.
When do I get my inspection report, and who gets it?
The computer-generated inspection report will follow the guidelines mandated by the Texas Real Estate Commission (TREC). In addition, my reports have pictures and arrows which help the user to identify the item under consideration. Some home inspectors wll provide a report at the conclusion of the home inspection but that usually requires the use of mostly pre-printed verbiage that is pasted into the report. While I use some pre-printed verbiage as well, I usually also employ more dialogue directly relating to the actual home inspected. That takes a little more thought and time to produce the report. My report is usually completed and sent out by the next morning.
You are paying for the inspection so the report belongs solely to you. We do not provide a copy of the report to anyone you do not authorize. However, in most cases, buyers want their real estate professional to get a copy of the report and this is a good idea. Your agent is working for you with your best interests in mind. They are in the best position to guide you as to when inspection items are significant enough to warrant re-negotiation with the seller and when they are not. If you wish for your agent to get a copy of the report, we gladly send it at the same time we send yours.
Are you available for questions after we move in?
Of course! You are welcome to contact us whenever you have questions.
What is a WDI and who does it?
Wood destroying insects such as termites and carpenter ants, common to central Texas, can do extensive damage to a home, greatly affecting its future value. A Wood Destroying Insect (WDI) inspection should be performed on any home, new or old. The cost of the inspection is minimal compared to the benefits; usually between $65 and $85. The Texas Structural Pest Control Board (TSPCB) regulates and licenses those who perform WDI inspections. According to the TSPCB, "Inspections conducted for the purpose of issuing a Wood Destroying Insect Report must be conducted by a licensed certified applicator or technician in the termite category". Most home inspectors are not licensed applicators and so do not perform the WDI inspection.
I have several pest control operators I respect and am working with to provide these WDI inspections. I usually make the arrangements for you and schedule the inspection to coincide with my own so I can observe what they do, but they are working for you and you pay them directly for their services. You may call them directly for pricing or I can provide you their pricing information over the phone.