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Inspections

A home inspection is a limited report on a residential building's systems, components and conditions. We inspect the visible and accessible systems of the home and provide opinions on recognized significant deficiencies. A by-product of the process is limited reporting of minor items, however the focus is on significant deficiencies. The information we provide can help reduce risk and help you make your purchasing decision.

Two products are avialable. The most common inspection we do that is performed by all inspectors is a limited inspection. It does not have a "the inspector missed it; the inspector pays for it" provision as the state standards were not designed to be repair lists for buyers or sellers nor for the purpose of underwriting. Inspector liability is limited to the report fee. This liability limitation is similar to all other inspection companies we know of. Please investigate those companies if desired. Keep in mind however that our inspection is known for being thorough.

Our second product is a comprehensive inspection using licensed specialists such as engineers, electricians, plumbers and HVAC contractor as an example. Actual specialists used depends on the home. We will accept more liability for this service but we need to discuss your requirements and expectations before we can create a written agreement. If you are interested in comprehensive inspection please contact me. This can be a multi-day inspection depending on the property and what your requirements are.

Report System

The State of Texas requires that all home inspection reports on a resale property be made on a Texas Real Estate Commission promulgated inspection form as a minimum standard. This is a mixed format report form utilizing both check boxes and space for further narrative evaluation. One can usually expect a 40- to 60-page detailed narrative report on the average home. Of course, the comprehensive inspection product is longer and takes more time to complete.

Red Flags to Potential Problems

Federal Pacific Electric Panel Boxes (FPE)...Read on

CSST Gas Piping....Read on

Aluminum Wiring...Read on

Cast Iron Plumbing & Drain Lines....Coming soon

Blocked weep holes in brick and no flashing at the lintel.....Coming Soon

Other examples coming

General Inspections

Resale/Used Homes

A typical inspection usually requires 1/2 day at property and 1/2 day generating the report. We try hard to get reports out the same day but properly condition varies so allow extra time for the report. A detailed itemized summary is e-mailed usually the same evening. The main report is mailed the next morning or you can pick it up. The special people that call us want detail. You can't have detail and speed; and one cannot do a property inspection in 2-3 hours. It can take more time to generate an inspection report than the inspection so please schedule accordingly.
 

New Home Frame Inspection

(Before brick and sheetrock) Roof shingles should be installed, electrical wiring installed nd HVAC rough-in. The typical builder cannot allow children on construction sites due to personal injury and liability concerns. In all cases, safety is first.
 

Move-in / Final Inspection

Inspections are typically scheduled in advance before your 1st walk-through with your builder. It is best to not schedule your walk-thru the same day of the inspection or before the inspection. You need time to get an inspection and then take the inspection with you for the builder walk-thru.

Be aware that a majority of new homes are not "model home" ready when scheduled. Your construction expediter (superintendent) may be in a hurry to meet production goals which is the only priority.

If a new home inspection, please do not schedule in advance of when the utilities might be installed. In most cases that kind of scheduling causes cancellations which cannot be rescheduled. As you are booking for time it is billable if a cancellation takes place. You are encouraged to visit the site daily to ensure the home will be ready instead of relying on the hopes of others.


Homeowner Inspections

Protect your biggest investment and plan for regular home maintenance and repairs. A thorough visual evaluation of the home from the foundation to the roof and all the major systems of the house including the electrical, plumbing, and heating/air conditioning systems. Not designed for seller disclosure or pre-sale.
 

One-Year Anniversary Inspection

This inspection is performed approximately 30-60 days before the expiration of the builder's one-year new home warranty. This inspection addresses concerns that you may want to bring to the builder's attention, and allows time for any necessary repairs before the warranty expires.