GATEWAY
Rick Greif

Rick Greif, CRS
(Certified Residential Specialist)

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for Sale

About Home Inspections

Buyers (and Sellers) are always concerned about the Home Inspection.  But this is a wonderful service that can help identify and resolve problems early in the purchase process.

For Your Protection, Get an Inspection!

We know several licensed inspectors that we are happy to recommend.  Click here for our Help & Services page.

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Why Do I Need An Inspection?
Because this is one of the largest single investments you will ever make. And most buyers are not knowledgeable enough to identify potential problems.  Before your option period ends, you want to know as much as possible about the condition of your purchase so you know what to expect in terms of future repairs and maintenance.

A fresh coat of paint could be hiding serious structural problems. Stains on the ceiling may indicate a chronic roof leakage problem or may be simply the result of a single incident. The inspector interprets these and other clues, then presents a professional opinion as to the condition of the property so you can avoid unpleasant surprises afterward. Of course, an inspection will also point out the positive aspects of a building, as well as the type of maintenance needed to keep it in good shape. After the inspection, you will have a much clearer understanding of the property you are about to purchase.

(As a seller, a pre-listing inspection can identify potential problems allowing you to remedy them before a Buyer's inspection discovers issues that might weaken your position in negotiations.)

When Should I Call an Inspector?
The best time to consult the inspector is right after your offer to purchase has been accepted because that is when the "Option Period" usually starts. An "Option Period" is typically a part of the residential purchase contract. This provides an opportunity for the Buyer to have appropriate inspections performed within this time period (usually 5-10 days). Make sure you know the number of days in your Option Period so you have time to schedule the inspections, evaluate the results and enter into negotiations if necessary.

What items are Inspected?
A General Inspection includes a visual examination of the house from top to bottom. The inspector evaluates and reports the condition of the structure, roof, foundation, drainage, plumbing, heating system, central air-conditioning system, visible insulation, walls, windows, and doors. Only those items that are visible and accessible by normal means are included in the report.

Can a house “FAIL” the General Inspection?
No. A professional inspection is simply an examination into the current condition of your prospective real estate purchase. It is not an appraisal or a Municipal Code inspection. An inspector, therefore, will not pass or fail a house, but will simply describe its condition and indicate which items are defective, will be in need of minor or major repairs or replacement or are safety hazards..

What If The Report Reveals Problems?
If the inspector finds problems, it does not necessarily mean you shouldn’t buy, only that you will know in advance what type of repairs to anticipate. A seller may be willing to make some repairs or concessions, but they are not required to do so. If your budget is tight, or if you do not wish to become involved in future repair work, you may decide that this is not the property for you. The choice is yours.

If The Report Is Favorable, Did I Really Need An Inspection?
Definitely! The Inspection is not a guarantee that something will not go wrong, but you can complete your purchase with more peace of mind about the condition of the property and its equipment and systems. You may have learned a few things about your property from the inspection report, and will want to keep that information for your future reference. Above all, you know that you have done your due diligence in making a well-informed purchase decision.

Can I Inspect The Building Myself?
Even the most experienced building or home owner lacks the knowledge and expertise of a professional inspector who has inspected hundreds, and perhaps thousands of homes and buildings in their career. An inspector is equally familiar with the critical elements of construction and with the proper installation, maintenance and inter-relationships of these elements. Above all, most buyers find it difficult to remain completely objective and unemotional about the property they really want, and this may lead to a poor assessment. However, you are not required to have an inspection. If you elect not to have a professional inspection performed, your real estate agent will probably want you to sign an acknowledgement that you were advised to have an inspection.

How Do I Find A “Qualified” Inspector?
In Texas, inspectors are licensed by the Texas Real Estate Commission.  There are many licensed inspectors listed in the phone book. Personal referrals from a friend, relative, or business acquaintance who has had a recent inspection is an excellent method. Another alternative is to ask your real estate agent who he or she would recommend. Buyers should employ a qualified and reputable licensed home inspector, not an untrained family friend. (You would be surprised how many buyers think their "handy-man" brother-in-law is qualified to do the inspection!)

What Will The Inspection Cost?
The inspection fee for a typical single-family house depend a lot on the property to be inspected.  The inspection fees vary depending upon the size of the home, type of construction, age, additional features like pools, etc.  However, the cost should not be a factor in the decision whether or not to have an inspection. You might save many times the cost of the inspection if you are able to have the seller perform repairs based on significant problems revealed by the inspector. Call and compare prices ... but get an inspection.  It is money well-spent.

Do I need to be there during the Inspection?
It is not necessary, but it is a good idea. By following the inspector through the inspection, observing and asking questions, you will learn about your new house and get some tips on general maintenance. Information that will be of great help to you after you’ve moved in.

Should my real estate agent be there during the Inspection?
Your real estate agent will make arrangements for your inspector to have access to the property, but will usually not be present during the inspection. Most real estate agents are not inspectors, so make the most of your inspector's training and knowledge by focusing on his evaluation. He will provide a printed report that you can discuss with your real estate agent after the inspection is complete.

If you have additional questions regarding Home Inspections, please give us a call.

Common Defects Found During Inspections

We know several licensed inspectors that we are happy to recommend. 
Click here for a list of Licensed Inspectors