Buyers Inspections / Existing Homes
Buyers inspections make up the majority of all home inspections. More homes are inspected every year as customers are realizing the importance of a professional inspection. The buyer will usually have 3 - 10 days to have one performed before proceeding with the home purchase. As with all types of inspection, the home's components and systems from the roof down to the foundation are inspected, as well as any extra components such as pools, sprinkler systems and outbuildings that the buyer may wish to include (extra charges may apply to items). An inspector must follow a minimum standards of practice set forth by the Texas Real Estate Commission. My inspections always go beyond these minimum standards to give my customers the best inspection for their money.
Sellers Inspections / Pre-listing Inspections
I have seen home deals fall through simply because the seller did not take time to find out the condition of their house before putting it up for sale. Eventually your buyers are going to conduct an inspection. You may as well know what they are going to find by getting there first. The advantages of a pre-listing inspection are numerous.
Consider the following:
- It allows you to see your home through the eyes of a critical third-party.
- It helps you to price your home realistically.
- It permits you to make repairs ahead of time so that defects won't become negotiating stumbling blocks later, there is no delay in obtaining the Use and Occupancy permit and you have the time to get reasonably priced contractors or make the repairs yourself, if qualified.
- It may encourage the buyer to waive the inspection contingency.
- It may alert you of items of immediate personal concern, such as CO gas or active termite infestation.
- It may relieve prospect's concerns and suspicions.
- It reduces your liability by adding professional supporting documentation to your disclosure statement.
- It may alert you to immediate safety issues before agents and visitors tour your home.
New Home Inspections:
Yes, new homes need inspecting! Many people assume that just because a house is new that it does not need to be inspected. With the rapid rate that homes are being built, many items in homes are being overlooked by builders and contractors. While many cities have their own code inspectors that visit these homes, they only look for code compliance and nothing else. A professional inspector averages two inspections per day while city code inspectors may visit 20 homes in a day. A professional inspector can perform a much more thorough inspection than the buyer.
A third party phase inspection is a very good investment for the home buyer who is planning or in the middle of construction. It is a way for the buyer to have the peace of mind that he/she would have if they could watch the process 24/7 with a close and informed eye.
At the conclusion of each phase we will come and inspect the work before it gets covered by the next phase of construction. In this manner you can have a professional opinion of things that will never be seen again, such as the electrical work before sheet rock is place over it, the slab before the flooring is installed, or the plumbing before the slab is poured.
The construction process is a complex layering of phases where, once finished, the work beneath the surface is hidden forever. Even though each contractor may have their own supervisor, it is important and reassuring to have an inspector with an opinion that is uninfluenced by profit margin. We have met many honest builders in our experience who make every effort to provide the customer with the highest quality of service. We have also met far more who use finishes to cover up poor work or cheap materials that need to be checked by a third party inspector. In either case it pays to have a trustworthy home inspector who is on your side through every phase of construction.
Builders' One Year Warranty Inspections:
If you purchased a new home, your builder will usually place a one year warranty on the home. Before the one year warranty expires, it is a great idea to have the home professionally inspected to take advantage of any problems or defects that the builder is responsible for. Homeowners are not going to get on a roof or enter the attic area and know what to look for that a professional inspector will. After the warranty expires, a homeowner could face repair bills that may have been avoided. The best time to get one of these inspections is around the eleventh month of ownership.
On average my home inspections take between 2 and 4 hours to complete. The Inspection I perform for you will consist of inspecting, on average, more than 120 different inspection points. Items and systems are inspected for condition, serviceability, functionality and operation Below is a list of some of the major items and systems I will inspect during a typical home inspection:
Landscape and site Drainage|
Driveways and Sidewalks
Garages and Garage Doors
Chimneys and Fireplaces
Attic Structural Components
Attic Ventilation Systems
Ceilings and Flooring
Doors and Windows
Kitchen and Bath Cabinets
Electrical System service|
Electrical System & Components
HVAC Plenum & Ducting
Plumbing System Components & Fixtures
Water Heaters and Components
Automatic Garage Door Openers
Natural Gas, Propane Systems
Microwave oven leak detection testing
I strongly recommend that you attend the inspection if at all possible.
Although, many of my clients are from out of state and I have performed inspections for clients outside the country. So if you are unable to attend the inspection for one reason or another, the report you will receive will be very clear and easy to understand.
And if you are not quite sure of something, I will always be here to answer any questions or concerns you might have.