Home Inspections are Necessary for Buying a Home
You’re buying a home. Your Buyers Agent says it needs to be inspected, during the option period for buying a home in Texas.
You may be thinking, “$300 for a home inspection? Why can’t I just have my brother take a look at it?”
You Need to Hire a Licensed Home Inspector
To a REALTOR®, them’s scary words.
When you’re buying property, protect your investment and yourself and have it inspected by a licensed property inspector.
Not your brother, your father, your neighbor or just yourself, no matter how much any of these people know or how much respect you have for them. Even if they ARE a licensed inspector, you’re better off putting this job into the hands of someone who can, and will, give you a completely unbiased opinion of the condition of the property. After all, you’ve going to be spending way more than the $300 the inspection will cost, and what you know before close on the property can save you thousands of dollars.
How Does The Home Inspection Work?
Here is how the process works (or should work).
In Texas, when you buy residential real estate, you will most likely use the contract promulgated (read: required), by TREC (Texas Real Estate Commission).
When an offer is made, it usually contains an “Option Period”. You (the buyer) pay a nominal fee ($100 to $200+) for the unrestricted right to cancel the contract during a specified period (usually 7 to 10 days). During this time, you need to work fast to make sure you thoroughly examine the property so you know what you’re getting in to. You should have the home inspected by both a licensed home inspector and a licensed termite inspector. If it has a sprinkler system, or a pool or other significant features, you need to have those inspected as well.
You do NOT want to skip this step and end up with a mess on your hands later that you could have discovered up front.
Texas Home Inspector Licensing
In Texas, home inspectors are licensed by TREC, the same entity that licenses real estate agents and brokers.
The definitive collection of documents for licensed home inspectors in Texas can be found in the Inspector Information of TREC’s website. You can search by a listing of all licensed inspectors in Texas (but why would you?), or you can search for licensed inspectors by city.
You can also ask your REALTOR® for a list of inspectors. If you receive a list from your REALTOR®, it should contain a disclaimer like this one:
“This is a partial list of inspectors that we have used in the past and were pleased with their work. Please be aware that there are many reputable inspectors in Austin. If you wish to see a more extensive list for your selection, please refer to the Yellow Pages (Real Estate Inspection Services). You may want to call and interview several inspectors before making your selection. Coldwell Banker United Realtors does not warrant the condition of a property.”
You Must Choose Your Home Inspector
This disclaimer is important, read it carefully:
YOU are responsible for interviewing and selecting your inspector, and just because you received a list of inspectors from your agent does not mean you must use someone from that list, or that you don’t have to call them and interview them. It can be intimidating to make the first call, but after that is gets much easier.
Ask them all a bunch of questions, pay attention to whether or not they seem responsive and knowledgeable, and if you can, get references. Then call the references! Remember, the time spent up front to get a good inspector is more than worth the time you’ll save later in property-condition headaches.
Here is a great list of questions from HUD’s (The US Department of Housing and Urban Development) website that you should ask when you call to interview the inspectors on your list:
- What does your inspection cover?
The inspector should ensure that their inspection and inspection report will meet all applicable requirements in your state if applicable and will comply with a well-recognized standard of practice and code of ethics. You should be able to request and see a copy of these items ahead of time and ask any questions you may have. If there are any areas you want to make sure are inspected, be sure to identify them upfront.
- How long have you been practicing in the home inspection profession and how many inspections have you completed?
The inspector should be able to provide his or her history in the profession and perhaps even a few names as referrals. Newer inspectors can be very qualified, and many work with a partner or have access to more experienced inspectors to assist them in the inspection.
- Are you specifically experienced in residential inspection?
Related experience in construction or engineering is helpful, but is no substitute for training and experience in the unique discipline of home inspection. If the inspection is for a commercial property, then this should be asked about as well.
- Do you offer to do repairs or improvements based on the inspection?
Some inspector associations and state regulations allow the inspector to perform repair work on problems uncovered in the inspection. Other associations and regulations strictly forbid this as a conflict of interest.
- How long will the inspection take?
The average on-site inspection time for a single inspector is two to three hours for a typical single-family house; anything significantly less may not be enough time to perform a thorough inspection. Additional inspectors may be brought in for very large properties and buildings.
- How much will it cost?
Costs vary dramatically, depending on the region, size and age of the house, scope of services and other factors. A typical range might be $300-$500, but consider the value of the home inspection in terms of the investment being made. Cost does not necessarily reflect quality. HUD Does not regulate home inspection fees.
- What type of inspection report do you provide and how long will it take to receive the report?
Ask to see samples and determine whether or not you can understand the inspector’s reporting style and if the time parameters fulfill your needs. Most inspectors provide their full report within 24 hours of the inspection.
- Will I be able to attend the inspection?
This is a valuable educational opportunity, and an inspector’s refusal to allow this should raise a red flag. Never pass up this opportunity to see your prospective home through the eyes of an expert.
- Do you maintain membership in a professional home inspector association?
There are many state and national associations for home inspectors. Request to see their membership ID, and perform whatever due diligence you deem appropriate.
- Do you participate in continuing education programs to keep your expertise up to date?
One can never know it all, and the inspector’s commitment to continuing education is a good measure of his or her professionalism and service to the consumer. This is especially important in cases where the home is much older or includes unique elements requiring additional or updated training.
By now you may be wondering who the inspector is in the photograph. Unfortunately, I can’t tell you which of the inspectors on my list agreed to pose for me, but I can give you the whole list and you can pick the one that is right for your transaction. If you happen to pick this one, you’ll have the added benefit of getting to say, “Hey! I recognize you – you’re the guy in the picture!”
About BigMama
You are so right, Allison. I’ve heard a lot of stories where customers waived the inspection and they are now very sorry about it.