FREQUENTLY ASKED QUESTIONS

WHO GETS INSPECTIONS?

BUYERS get an inspection of a property to get a good idea of what kind of condition it is in. 

SELLERS get an inspection before putting it on the market so they can make some repairs ahead of time - speeding up the transaction.

OWNERS get an inspection right before their one year new-home warranty expires to help catch and document any defects.


ARE INSPECTIONS REQUIRED?*

NO. In most cases home inspections are not required by law and most lenders.  However, MOST buyers do get them and ALL buyers should get them.  Buying a home without an inspection is taking a big risk to save a relatively small inspection fee.


CAN I COME ALONG ON THE INSPECTION?

The client can attend SOME, ALL, or NONE of the inspection. Most people show up towards the end of an inspection for a nice walk-thru summary.  An inspection report is lengthy and includes some technical language.  The inspector will point out things along the way that are of specific concern and answer questions.


WILL THE INSPECTOR DRIVE TO GALVESTON? DALLAS? EL PASO?

Probably, but the price will likely be higher than just getting a local inspector.  Texas licensed inspectors can work anywhere in Texas*.


HOW MUCH IS THIS HOUSE WORTH?

I DON’T KNOW. That is the job of a real estate Appraiser.  A home inspector will tell you if systems are deficient in a home and are in need of assessment/repair.


IS THIS HOUSE OK TO BUY?

A home inspector will not make that kind of judgement call.  Its up to the buyer to review the inspection report and decide if the property meets their expectations when they agreed on a price.


SHOULD I DEMAND THE SELLER FIX THIS PROBLEM YOU FOUND?

I DON’T KNOW. That is the job of a real estate Appraiser.  A home inspector will only let you know if systems are deficient in a home and are in need of assessment/repair.


WILL THE INSPECTOR FIND EVERYTHING WRONG WITH THE HOUSE?*

NO.  A visual inspection is a good method of providing a standardized affordable condition report for real estate buyers.  An inspector won't dig under the slab, or run cameras into the pipes, or go research lawsuits against the home builder.  The buyer is free to spend tens of thousands of dollars on specialists to come give assessments, but that is not typical.  The buyer should be comfortable that they have done their due diligence before purchasing a property.


IS THE SELLER REQUIRED TO REPAIR EVERYTHING IN THE REPORT?

The seller of a property is normally not required to make any repairs at all.  Its up the the buyer and seller to come to a mutual agreement on price and how many repairs (if any) the seller will complete before the sale.


WILL THE INSPECTOR GET ON THE ROOF?

YES - if possible.  Things that might keep an inspector off the roof include rain and steep roof angles.  Below is the Texas law on this subject.

The inspector shall:  inspect the roof covering materials from the surface of the roof;

The inspector is not required to: inspect the roof from the roof level if, in the inspector's reasonable judgment:

  1. the inspector cannot safely reach or stay on the roof; or

  2. significant damage to the roof covering materials may result from walking on the roof;

For the purposes of these standards of practice a real estate inspection:

  1. does not require the use of:

    1. specialized equipment, including but not limited to:

      1. ladders capable of reaching surfaces over one story above ground surfaces


WILL THE INSPECTOR CHECK FOR MOLD?*

NO. A home inspector license does not allow for the checking of mold.  Texas law requires a licensed Mold Assessor with special training, tools, and insurance.  Some home inspectors have gotten both licenses.

4. General limitations. The inspector is not required to: determine:

  1. the presence or absence of pests, termites, or other wood-destroying insects or organisms;

  2. the presence, absence, or risk of:

    1. asbestos;

    2. lead-based paint;

    3. mold, mildew;

    4. corrosive or contaminated drywall "Chinese Drywall"; or

    5. any other environmental hazard, environmental pathogen, carcinogen, toxin, mycotoxin, pollutant, fungal presence or activity, or poison;


WILL THE INSPECTOR CHECK FOR TERMITES AND BUGS?*

NO. Same answer as above for mold.  Its another special licence.


WILL THE INSPECTOR PUT AN ENGINEERING STAMP ON THE REPORT?

NO. Inspector will perform a home inspection as described by Texas Administrative Code Chapter 22 §535.227-233 (Standards of Practice) and provide CLIENT with a written report (Texas Real Estate Commission form REI 7-5).  No engineering, structural analysis, or calculations are offered or included.


*The statements above are not legal advice, consult a lawyer and real estate agent before making home buying decisions.