Frequently Asked Questions
What will the
inspection cover?
In Texas, the Texas Real Estate Commission (TREC) regulates Home Inspections.
TREC has established Standards of Practice that dictate what the minimum home
inspection will cover. This inspection, called a Structural / Mechanical
inspection, covers the structural component and the mechanical components that
are found in the typical house. The Structural inspection will cover the
building from the foundation to the top of the roof. The foundation, grading and
drainage, walls, doors, windows, ceiling, attic space, roof and fireplace are
all included in the inspection.
The Mechanical inspection will include the Electrical system, Heating /
Ventilation / Air Conditioning systems (HVAC), Plumbing system and the appliance
that typically remain with the house. Inspectors are not limited to inspecting
only those items only. Professional Inspectors may also provide additional
inspection services that could include EIFS, gas line, swimming pools/ spa
sprinkler systems, septic systems, Wood Destroying Insect (WDI) and
environmental inspections.
What should
you look for in selecting an inspector?
Be sure your Home
Inspector is licensed by TREC, has experience as a home inspector, and an
extensive background in construction. Affiliation with professional
organizations like the American Society of Home Inspectors (ASHI) will help
assure a Code of Ethics and a commitment towards continuing education in the
profession. TREC has three levels of Home Inspector licensing. Inspectors start
as Apprentices while learning the profession. Once they have received part of
their education, taken a test and demonstrated the ability to perform an
inspection, they are then granted a Real Estate Inspector license. After
receiving additional education, completing an additional 200 inspections and
passing another test, the inspector then becomes a Professional Inspector. There
is an alternate path to the Professional Inspector license that only requires
classroom and home study education. There is no substitute for actual field
experience performing home inspections. Make sure that your Home Inspector
actually has some experience.
You get the
experience and knowledge that you pay for.
It should also be noted that using a ASHI Certified Inspector in the state of
Texas requires a higher level of home inspection scope because the
Standards
of Practice of the American Society of Home Inspectors (ASHI) have
additional items that must be included in the inspection process. The ASHI
Experience Home Inspection is a big step up in the quality and scope of the Home
Inspection in Texas.
Always use an ASHI Certified Inspector for your inspection needs.
Are all Structural / Mechanical
inspections the same?
No.
There is
considerable variation between Home Inspectors and inspections.
TREC created the
Standards of Practice for the inspection, but variations can still exist. The
quality of the home inspection is dependant upon the knowledge, experience and
time involved in the inspection. Home inspections are a service-based
profession. The quality of the inspection service will vary between companies.
Computerized reports, specialized equipment, useful handouts and availability of
the inspector can all be factors in evaluating the quality of the service
provided. Questions asked up front may minimize problems down the road.
How long will an inspection take?
A complete
structural and mechanical inspection of an average 2000 square foot home on a
slab foundation will usually take about 3 - 4 hours. Inspections of additional
components such as pier and beam foundations, swimming pools, sprinkler systems
may increase the time for the inspection. You should always try to be present
for the inspection. Questions may arise about problems that are found. The
inspector may have some special maintenance tips that they may need to pass on
regarding your new home. The inspection report should be provided after the
inspection to help speed the decision making process regarding the property.
How much will an inspection cost?
Inspection cost will vary on the home size, add-ons (such as swimming
pools/spas, sprinklers, gas line inspections, etc.) and between inspectors.
Experienced home Inspectors who hold a Professional Inspector license will
always cost more than less experienced inspectors. Let the need for a quality
inspection guide you in the selection of your home inspector. The cost of a home
inspection is too often the deciding factor in selecting an inspector. When
purchasing a $160,000 home, a $40-$50 difference in inspection pricing may
preclude choosing the more experienced inspector. Many inspectors invest
considerable time and money in continuing education, better report formats,
equipment, and consumer handouts. This additional service may cost more but
could easily provide more insight into the condition of your home. Ask questions
and develop a relationship with your inspector, they can become a wealth of
information as you evaluate your purchase.
On September 2007, a law went into effect that requires all Texas TREC home inspectors to carry $100,000 Errors and Omissions Insurance (E&O) on the inspections that they perform. The E & O requirement comes into effect upon renewal of the Inspectors' TREC license. Always ask if your Home Inspector carries E & O insurance for your protection. A Closer Look Inspection Service carries $1,000,000 of E & O Insurance and has for over 12 years. If you get the cheapest Home Inspection you can find, it is a good bet that this inspector is only carrying minimal E&O insurance.
What is an
Water Intrusion Inspection?
