INFORMATION FOR CONSUMERS WHO ARE PURCHASING A TEXAS HOME
(updated December 17th, 2018)
A home inspection may not be mandatory to close on your new or pre-owned home, but it is HIGHLY recommended. Think of it as “Lemon Busters” for home buying. Lemon Busters find the flaws in used vehicles. Home Inspectors find flaws and code violations in new and pre-owned homes. (YES… New Construction Homes, too!)
*A list of Val’s favorite Inspectors is provided below.
FREQUENTLY ASKED QUESTIONS:
- What does a Home Inspector Inspect?
- Can I be Present During the Home Inspection?
- Can I take Friends and Family to the Inspection
- What Information Do I Need When I Call Home Inspectors for Quotes?
- Who Would You Recommend to Inspect My Home?
WHAT DOES A HOME INSPECTOR INSPECT?
A good Certified Home Inspector will spend about two to four hours in a property, depending on the square footage of the house and any special requests from the Buyer. From the doorbell to the back door and everything in between, inspectors will inspect everything they have access to.
- Roof
- Attic
- Foundation
- Crawlspace
- Windows
- HVAC (Heating, Ventilation, and Air Conditioning)
- Electrical (e.g., outlets, fixtures, breakers)
- Plumbing (e.g., fixtures, commodes)
- Appliances (e.g., dishwasher, stove/range, water heater)
- Cosmetic flaws (e.g., water damage, cracks)
- Code Violations
- Water Wells
- Septic Tanks
- Swimming Pool/Hot Tub
- Sprinkler System
- Fireplace and Chimney
TEXAS REAL ESTATE CONSUMER NOTICE CONCERNING HAZARDS OR DEFICIENCIES: Just because something is written on an inspection report as “deficient” doesn’t necessarily mean it’s in need of repair. Sometimes a known “deficiency” is a code violation according to TODAY’S building standards. It’s very likely that the item in question was built to code at the time of construction and/or installation. If you have questions or concerns, ask your inspector.
CAN I BE PRESENT DURING THE HOME INSPECTION?
Absolutely! It’s recommended that you be present. For a smooth inspection, it’s suggested that buyers allow the inspector to complete their inspection before interrupting them with questions. At the end of the inspection, the inspector will gladly review all of his/her findings with you and answer all of your questions. If the inspector finds something serious during the inspection, he or she will point it out to you immediately.
CAN I TAKE FRIENDS AND FAMILY TO THE INSPECTION?
Technically, yes. Just keep in mind that the Inspector wants to be thorough for your sake and to avoid any mistakes. It’s best if children are not present during a home inspection. The fewer distractions an Inspector has, the more thorough and accurate the inspection will be.
WHAT DO I NEED BEFORE SHOPPING FOR INSPECTORS?
It will help to have the MLS printout of the home you are inspecting. In order for an Inspector to offer a quote, he or she may ask you for the following information about the home:
- Address
- Square Footage
- Age of the Home
- Roof Type (Composition/Shingles, Clay Tile, Tin, etc…)
- Foundation Type (Slab, Pier & Beam, Cedar Post, etc…)
- Heating and Cooling Type (Central Air, Window Units, etc…)
- Are there additional features you’d like to have inspected? (Sprinkler system, pool, septic system, etc…)
- Do you want or need a Termite Inspection? If there are trees/shrubs close to the house or if there is a wood deck/fence close to (or touching) the house, a termite inspection is a good idea. TERMITE INSPECTIONS ARE MANDATORY FOR VA LOANS.
WHO WOULD YOU RECOMMEND TO INSPECT MY HOME?
There are so many great inspectors out there! Over the years, I’ve compiled a list of inspectors repeatedly used by my clientele. Great inspectors should pay attention to details, gladly answer questions, have excellent customer service, and have fairly quick turnaround times for their reports.
Here is the list –>> Certified Home Inspectors – Agent Val’s Preferred List
Many Inspectors will include photos with their findings. When shopping for a home inspector, here are some important questions to ask…
TEN IMPORTANT QUESTIONS TO ASK YOUR HOME INSPECTOR
If you are obtaining an FHA or VA Government Loan, here’s a disclosure you MUST read: CAUTION! FOR YOUR PROTECTION: GET A HOME INSPECTION
In the state of Texas, there is a contract clause that will allow you to have an “Option Period.” An Option Period is a window of time when a Buyer can cancel/terminate a contract for ANY REASON. Most Buyers will use the Option Period to have a home inspection and to negotiate repairs with a Seller. If repairs are too much and/or if a Seller refuses to take care of repairs before closing, a Buyer can walk away from the deal with a refund of the Earnest Money. The only expenses not refunded to the buyer are the fees for Inspections and the Option Period.
Consult your REALTOR® and/or Attorney for advice pertaining to your transaction.
[Option Fees and Option Periods vary depending on a buyer’s needs. Ask your REALTOR® or Attorney about the terms that would best fit your situation.]
Val J Aranda, REALTOR® & Tax Consultant
- Texas Veteran Land Board (VLB) Participating REALTOR®
- Certified Home Marketing Specialist (CHMS)
- Short Sale & Foreclosure Resource (SFR)
Texas law requires all real estate license holders to provide the Information About Brokerage Services to all prospective clients. TREC’s Consumer Protection Notice.
Own a Piece of Texas 
We had a home inspector during the home construction, and that helped to an extent.
We should have also had an attorney at the beginning of the buying process.
There were things in the contract that we didn’t clearly understand—like arbitration and mediation, and waving the right to sue. Also, the large earnest money deposit was non-refundable, regardless of any legitimate reasons for backing out.
In retrospect, it is much wiser to buy an older house, and hire a good inspector to check it out. Putting money down on something sight unseen–is not a good idea, especially in Texas.
Texas is the only state I have ever lived in–where I have heard builders attempting to blame new homeowners for cracks in their brand new home foundations. Unbelievable!