The inspection is a limited visual examination of certain readily accessible systems and components using normal operating controls and readily open-able and unobstructed access panels. The purpose of the inspection is to provide you with information about the condition of certain systems and components of the house at the time of inspection utilizing a specified Standards of Practice as set forth by The Texas Real Estate Commission as a guideline.
Do I need a home inspection prior to purchasing my home?
Although not a mandatory requirement when purchasing your home, it is highly recommended that you hire a qualified and licensed home inspector. After all, it’s not likely that you would buy a used car without having it looked over or test driving it first; and a car costs a fraction of what you will spend purchasing your home. Let THOMAS HOME INSPECTION SERVICES “test drive” the house that you are considering purchasing so that there are no surprises for you down the road. If you have a friend or relative who is a builder, carpenter, etc. (or you are one yourself), go ahead and have them take a look at the house. However, you should still consider having a licensed and qualified home inspector perform an unbiased property inspection, as this inspection report will hold more weight with the sellers in the event that you end up requesting repairs or concessions.
What if the inspection report reveals deficiencies in the home?
It is not uncommon to have a home inspection reveal some or multiple deficiencies in any given home. It is rare that you will find a home that is completely free of deficiencies or issues needing attention. Once you have reviewed your inspection report and have compiled a list of items that you would like the seller to address, there are two ways to proceed:
- You can request, through the assistance of your realtor, that the seller address and repair these items.
- You can try to have the purchase price adjusted to account for items that you will end up repairing at a later date.
In either case, neither side of the transaction is required or obligated to make any repairs or adjustments. The inspection is not a “pass/fail” inspection, but rather a snapshot of the home’s current condition. The Texas Real Estate Consumer Notice Concerning Hazards Or Deficiencies (TREC OP-I) goes into further detail regarding this matter.
Can I attend the home inspection?
Absolutely! I encourage my clients to attend the home inspection if possible; however, sometimes it is not feasible. Rest assured though, even if you cannot attend the inspection, I perform the same quality inspection, followed up with detailed reporting with digital pictures, regardless of whether you are able to attend or not. If you do plan on attending, I have found that the best way to perform the inspection and ensure that you are getting accurate and thorough results is to follow my normal procedure and routine throughout the home and then take as much time as necessary going over the home’s components, features and potential deficiencies with you during the inspection summary at the end of the inspection. This method helps to eliminate missed items, ensures thorough data collection and allows you to take measurements, grab lunch, and envision future room setups during the 2-1/2 to 3 hour inspection. I also type and print my inspection reports ON SITE with a laptop and printer with pictures or emailed the same day!
Items most commonly inspected typically include, but are not limited to:
Foundations, grading and drainage, roofing, roof structure and attic, walls, ceilings and floors, doors, windows, stairways, fireplace/chimney, porches, balconies, decks and carports.
Service entrance and panels, branch circuits and smoke alarms.
Heating, Ventilation, and Air Conditoning Systems:
Heating equipment, cooling equipment and duct system, chases and vents.
Water supply system and fixtures, drains, wastes and vents, water heating equipment and hydro-massage therapy equipment.
Dishwashers, food waste disposers, range hood & exhaust vents, ranges, cook tops and ovens, microwave ovens, mechanical exhaust vents and bathroom heaters, garage door openers, doorbell and chimes and dryer vents.
Landscape irrigation systems, swimming pools, spas, hot tubs and equipment, outbuildings, private water wells, private sewage disposal septic systems, and other built-in equipment.
NOTE: The inspector is NOT required to inspect optional systems or perform re-inspections but can do so at an additional fee. The inspector is NOT required to turn on utilities, operate shut off valves, light pilots or de-winterzie the property. The inspector is also not required to attempt to access, approach, enter or view anything that may be considered hazardous to the inspector. The inspector is also not required to climb over obstacles, move furniture or large heavy or fragile objects. The inspector is not required to use specialized equipment or procedures, disassemble items other than covers or panels intended to be removed for the inspection, cause damage to property permanent construction or building finish or use a ladder for portions of the inspection other than the roof or attic space.