INFORMATION ON HOME INSPECTIONS

When purchasing a home you should know as much as possible about the home’s condition. As a seller you may want a preliminary professional inspection to know what repairs are needed and will eventually be requested by the future buyer. Buyers and sellers should hire experienced inspectors who are licensed by the Texas Real Estate Commission. This means the inspectors have completed required education courses, passed a state exam and are current with the state mandated continuing education requirements.

During an inspection, the inspector will review the readily accessible exposed portions of the structure of the home, including the roof, the attic, walls, ceilings, floors, windows, doors and foundation as well as the heating/air conditioning systems, interior plumbing, appliances and electrical systems for potential problems. While not necessary, it is recommended that the buyer be present for the inspection. This allows the buyer to observe the inspector, ask questions directly, and obtain a better understanding of the condition of the home, how its systems work, and how to maintain it. The written report may be easier to understand if the buyer is present during the inspection.

Home inspections are not intended to point out every small problem or any invisible or latent defect in a home. Most minor or cosmetic flaws, for example, should be apparent to the buyer without the aid of a professional. Since building codes vary per county and are continuously changing, the inspector may indicate what items should be brought to code, what items are “grandfathered” in (acceptable in the present condition due to the construction date) and what can not easily be brought up to the current building codes. Hazardous situations which could be detrimental to ones’ health will be stressed on the written report.

On some occasions the inspector will suggest an additional evaluation by a licensed HVAC technician, a structural engineer, a termite/pest control company or another building professional. These recommendations are made because the inspector feels further examination is necessary to confirm the soundness of the property.

TIPS FOR SELLERS: You can avoid obvious negative inspection evaluations--replace burned out light bulbs; install GFIC recepticals as needed; replace dead or weak smoke detector batteries; lower beds where the soil levels cover the top of the foundation and brick weep holes; correct obvious bonding issues after a heavy rain; replace and paint rotted exterior wood; and be sure all gas lines are vented to prevent carbon monoxide exposure.

TIPS FOR BUYERS: Since cosmetic issues (ie., carpet and paint) are not on the inspector’s list of concerns, heed his advice when it comes to dangerous conditions and/or hazardous materials. Major problems such as roof or plumbing leaks, electrical shorts or wiring deficiencies, heating/air conditioning issues, and structural shortcomings should be at the top of your repair list concerns.

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