Home Buyer Questions

Inspectors in Texas must adhere to the Texas Standard of Practice, which the Texas Real Estate Commission (TREC) has defined. You can access the current standard on the TREC website by visiting the “Inspector SOP – Printable Version” page at TREC (texas.gov). You can download the form from the website, and it will be utilized for your inspection.

A standard inspection in Texas covers the foundation, roof, electrical system, HVAC system, appliances, and plumbing. Typically, cosmetic aspects, life expectancy, or efficiency are generally not included in the home inspection.

For consumer protection, TREC also offers a notice that can be found on the TREC website at Consumer Protection Notice | TREC (texas.gov). The TREC website serves as a valuable resource when collaborating with Real Estate Brokers and Agents.

Texas has 3 levels of Home Inspectors, governed by TREC:

1. Apprentice Inspectors: Must be 18 years old, a US citizen and sponsored by a Professional Inspector.
2. Real Estate Inspector: Held an apprentice license for 3 months, performed 25 inspections under direct supervision, 90 classroom hours and sponsored by a professional inspector.
3. Professional Inspectors have met the TREC requirements to carry the title of PROFESSIONAL INSPECTOR. They do NOT have to be directly supervised because they have a wealth of knowledge to sponsor and help apprentice and real estate inspectors learn the rules and tricks of the trade. Professional Inspectors will have submitted evidence satisfactory to the Commission, satisfied the application of honesty, trustworthiness and competence. Passed the National and Texas examine and meet the finical requirements for insurance. Professional Inspector is the highest level of inspection in Texas.

Related experience in construction or engineering is helpful and is no substitute for training and experience in the unique discipline of home inspection. AHIT and InterNACHI certify each inspector has complete knowledge of Texas Property and Building inspection, Texas Standards of Practice, Analysis of Finding, Reporting, Business operations, Professional Responsibilities and Texas Law. They pride themselves in classroom and on the field training. An AHIT and InterNACHI inspector is ready and qualified to meet the market demands and supported by a team of professional second to none. AHIT  American Home Inspectors Training (AHIT) school offers live & online classes, software and reports    InterNACHI® – International Association of Certified Home Inspectors

In the state of Texas (due to ethical and integrity concerns), Inspectors are not allowed to make repairs to homes they have inspected within the last 12 months. With permission the inspector can offer the buyer names of people in the industry who can help with improvements. Inspectors are a great resource for other trade referrals.

The average on-site inspection time for a single inspector is 3 to 4 hours depending on the condition and size of the property. 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. Detect and Inspect LLC will usually take 4 hours accessing the property and another 4-6 hours putting together a simply thought out customized reports so you can make a great home buying decision.

Costs vary depending on the level and type of inspection, the property size, geographical location, add-ons and the inspector’s qualifications. A typical range will be $425–$600. Inspection cost does not necessarily reflect quality. Inspections are a peace of mind investment and lower risk. One finding can offset the price of an inspection in negotiations.  A cheap inspection will cost you more money over time. An inspection in the middle price range usually will suffice.

Each inspector has different reporting styles and or software, some reports are web-based others are PDF. Detect and Inspect provides both. Each report is customized to the home being inspected and must follow the current TREC format. A good report will have pictures and explanations of each defect and possible suggestions, as well as safety concerns, and buyer notes. Not all reports have a summary page. Please let the inspector know your preference.  Our reports are typically delivered by the next day after the inspection.

YES! 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. This is a valuable educational opportunity.

Yes. Texas requires Professional Inspectors to maintain 16 hours of specific continuing education each year. 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.

You always have a choice. A Professional Customized Inspection is a stop gap to ensure emotions are not driving your decisions. Buying a home is a huge investment. Having a professional trained to look for specific issues, with the right tools and is familiar with a wide variety of situations will minimize your risk with your investment. Even though many people are very knowledgeable about different systems of a home, an independent trained professional will guide and provide valuable information in a clear concise form you can review and refer to for making a powerful buying decision.

Pre-listing inspections are a smart choice and can be a valuable tool when selling your home. Homes with a pre-listing inspection sell quick. If the inspection details are offered to the buyer, it tells them you are in full disclosure and set the expectations of being fair and ethical in the real estate transaction. The inspection will help with pricing options and keeps you from being blind-sided by the buyer’s inspection, possibly saving the frustration and time of having to meet a critical repair deadline.

1. Foundation: The base of a building that supports the weight of the structure. Inspectors must check for cracks, settling, and other issues that could compromise the foundation’s integrity.

2. Roofing: The covering of a building that protects it from the elements. Inspectors must examine the roof for leaks, damage, and signs of wear and tear.

3. Electrical: The system that provides power to a building. Inspectors must check for faulty wiring, outdated components, and other hazards that could pose a safety risk.

4. Plumbing: The system that provides water and waste removal in a building. Inspectors must check for leaks, clogs, and other issues that could cause damage or health hazards.

5. HVAC: The heating, ventilation, and air conditioning system that regulates the temperature and air quality in a building. Inspectors must check for proper installation, maintenance, and operation.

Every property (new or old) will have issues, and most every issue can be fixed. Please understand nothing on the report MUST be repaired. What the report does provide is valuable understanding of the property. Deficient items should be discussed as Major or Minor with your agent to define what should be negotiated and develop a strategic plan to keep moving forward. At Detect and Inspect we offer a detailed ZOOM meeting to discuss findings with you and your realtor. This is a great time to make a list of questions and things you want to discuss. Use the knowledge of the inspector to get a full understanding of the findings and property. Armed with the right information provided by a quality professional inspector will allow you to make great buying choices. You’ve got this!