you will ever make, the $200 to $500 expense of a professional home inspection is well worth the cost. But most people probably only think of one or two questions to ask when calling a home inspector.

“How much is your fee?” and “When can you be there?” only scratch the surface of what a buyer needs to know.

Here’s a list of suggested questions you might ask:

• What types of licenses do you hold and what kind of training do you have?

• Do you belong to a professional inspectors’ association?

• How long have you been licensed in Texas?

• Are you a full-time home inspector?

• How much do you charge? When do you expect the fee to be paid?

• What will the inspection include? (Get specifics. The inspection should include the electrical, heating and central air-conditioning systems; interior plumbing; visible insulation; roof; walls; ceilings; floors; windows; doors; foundation; basement; and the visible structure of the house.)

• Do you inspect gas lines, swimming pools, spas, septic systems, and wells? (You can identify other atypical systems or items.) Do you charge extra for these? Do you charge extra based on the size of the home? Multiple AC units? Other?

• How much would you charge if I ask for a re-inspection after repairs are completed?

• Will you supply a written report? (The inspector should, and the report should not only detail the present condition of the house, but also what condition the house is likely to be in in two to five years.)

• Can I attend the inspection? (The home inspection is an important opportunity for buyers to get an education about their new home and to have their questions answered immediately. The information will help you after you’ve moved in.)

• Do you go up on the roof to inspect it?

• How long will the inspection typically take? (The average time is 1 to 2 hours. Anything less is not enough time to do a thorough inspection.)

• What items off of the standard report form will you inspect?

• What instruments do you use in the inspection to check for gas leaks, electricity, HVAC, etc?

• Do you also do termite (wood-destroying insect) inspections?

• Can I call you with questions that come up later?

• Can you give me names and phone numbers of three people for whom you’ve inspected homes recently?

The inspector may not inspect swimming pools, wells, septic tanks, and other systems and items. And many inspectors will not conduct environmental tests or wood-destroying insect inspections. The buyer will likely need to arrange for these inspections separately.

You can find a blank copy of the standard inspector report form at

www.trec.state.tx.us

This will give you an idea of what may or may not be covered in the inspection.

An Inspection is Money Wisely Spent For Both Resale and New Homes

It's Hard to Put a Price on Peace of Mind

We Always Recommend an Inspection for Your New Home

The Process

Many buyers arrive at their home inspection unprepared. They are not aware of what all is involved in a home inspection, so they are not able to adequately prepare for it. Due to this, sometimes a buyer will have questions or concerns arise about the home. . .often days after the inspection was performed. Many times these questions could have been answered by the Inspector, had it been brought to his attention.

The following sections will explain what a home inspection is, and what you as a buyer, can do to better prepare yourself for one.

What Is a Home Inspection?

An inspection of the home is a visual inspection of a structure, made by a qualified professional, who is trained and has experience in evaluating all the component features in a house, and who is able to give a clear and accurate picture of the condition of these components. It is important to remember that an inspection is basically visual in nature, with no intrusive drilling or digging performed. When you and your Home Inspector have completed the Inspection, the house must be in the same (or better) condition than it was when you first began.

An inspection of the home should have a distinct two-prong focus. First, the primary goal is to clearly identify any potential significant defect that will affect your buying decision, and give you a realistic approximation of repair costs. Second, is to clearly identify any areas in need of near term repairs, or any components that are reaching the end of their useful life span. Even though it is secondary, this area provides very useful information that you will need when setting up your maintenance budget.

A typical inspection of a home can be separated into three distinct areas:

The Actual Inspection – where you meet your Home Inspector and the actual evaluation of the property takes place. The inspection of a typical home usually takes between 1½ to 3 hours, depending upon the size and condition of the home.

The Report & Summary – given at the end of the Inspection, where the condition of the house is summarized for you, and any significant defects and their repair costs are brought to your attention.

After The Inspection – a Home Inspector should make himself available to you after the Inspection, to clarify or answer any questions you may have about the Inspection and Report. This is part of the Inspection, and you should not expect to be charged an extra fee for this. An Inspector can be an invaluable resource for you, long after you have moved in. He can help provide you with referrals for contractors, advice and tips on home repairs, etc. Most Inspectors will not charge you for consultation over the telephone. If you want a home visit however, expect a fee to be involved.

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