Frequently Asked Questions
Q. How long does an inspection take?
A. Anywhere from 2 to 4 hours depending on the condition, age and size of the property.
Q. Should I be present for the home inspection?
A. Yes. This is a great opportunity for you to learn as much as possible about your future house. The best practice is for the home buyer to show up at the last hour of the inspection.
Q. What type of report do I receive?
A. The report, which is on the TREC (Texas Real Estate Commission) promulgated report form, outlines the primary systems of the home and the condition of these systems. Defects or observations are noted under each section. We offer our clients more than the minimum TREC requirements by providing professional opinions (when deemed necessary), digital photos for reference, and a home maintenance checklist. The report is usually 14-24 pages in length
Q. When will I receive the report?
A. Our policy is to get you the report in a timely manner, same day as the inspection. Reports usualy arrive in your email inbox in the evening as a PDF document.
Q. Should the inspection identify every possible defect or issue with the property?
A. No. It is virtually impossible to completely profile a property in 3 hours without performing any diagnostics. A home inspection is a limited visual inspection of some of the systems on the property. It is intended to be a general overview of the condition of some of the systems on the property and is not intended to be technically exhaustive or completely comprehensive.
Q. Do inspectors miss things?
A. Most definitely. It is impossible to find every deficiency because inspectors have access to about 60% of the house. Most of the electrical and plumbing is concealed or burried, access to attic and foundations is limited and often homes are furnished or have stored items. Despite these inspection limitations we do the very best we can.
Q. Is an exhaustive and comprehensive home inspection available?
A. Yes. For an additional fee the inspector can offer a much more comprehensive inspection. Diagnostics can be performed and specialists can be caledl to the property to render more definitive and technically exhaustive opinions about systems on the property.
Q. Does a home inspection address building code?
A. Although the report may include information related to building codes, the inspection is not intended to be a building code and regulation compliance inspection.
Q. What is not inspected?
A. Our inspections don't include the following: pools and spas, detached buildings (unless requested), water softening equipment, septic systems, ejector (grinder) pumps, refrigerators, clothes washers and dryers, buried plumbing, alarm systems, telephone wires, concealed gas lines, gas tanks, roofs that are too high, stuff in walls and under insulation, some portions of the attic, and any obstructed and inaccessible item. Also, we do not test smoke detectors, carbon monoxide detectors, or TPRV valves, and we don't walk on or inspect tile roofs.
Q. Do you test for mold and hazardous materials?
A. The inspection and report do not, and are not intended to address asbestos, radon gas, lead paint, urea formaldehyde, toxic or flammable chemicals or substances, molds of any kind, water or airborne diseases, rodents and insects. The client is urged to contact a competent specialist if inspection of the above is desired.
Q. Do you walk on roofs and crawl under houses?
A. Yes. A home inspection is incomplete without looking at the house from top to bottom. However, occasionally there are conditions that are considered dangerous, such as roofs that are dangerously high or steep or crawlspace that is occupied by a rattlesnake. I have a deal with my wife that I won’t risk my life on a home inspection.
Q. Do you inspect for rodents and other pests?
A. No. Rodent and pest evaluations are outside the scope of a general home inspection. However, if there is an obvious infestation concern we may bring this to your attention as a courtesy.
Q. Should my Realtor receive a copy of the inspection report?
A. It’s up to you. Your Realtor can assist you in determining if any items in the report are significant enough to warrant negotiations with the seller.
Q. What do I do if my inspector misses something?
A. Call our office or email us immediately if you suspect that your inspector may have missed something. A high level of customer service is our primary objective. For more details Click Here.
Q. Are you available to answer questions after I move in?
A. Yes. I can assist you any way I can in clarifying the information I present in the report even after you’ve moved in and settled down to enjoy your new home.