🔍

Home Inspections

Every inspection type, what to expect, and how to use findings to protect yourself.

The General Home Inspection

A licensed Texas inspector (TREC-licensed) will spend 3–4 hours examining the home's visible and accessible systems and components. They'll produce a written report with photos detailing every issue found.

Typical cost: $350–$600 depending on home size and age
Covers: roof, foundation, HVAC, plumbing, electrical, structure, windows, doors
Inspectors can't see behind walls or under the slab — visual inspection only
Attend the inspection if possible — walk through with the inspector
Request a TREC-format inspection report

Key point: The inspection report is not a reason to panic — it's a negotiation tool. Every home has issues. What matters is which ones are material.

Foundation Inspection

Texas has some of the most challenging soil conditions in the country — expansive clay soil that swells when wet and shrinks when dry. Foundation movement is extremely common, especially in the DFW and Houston areas. Get a foundation inspection on any home that isn't brand new.

Performed by a structural engineer or licensed foundation inspector
Includes a level reading (how much the floor slopes)
Typical cost: $300–$500
Engineer's report will include a repair recommendation if needed
Foundation repairs can range from $3,000 (minor piers) to $20,000+ (major structural work)
Most foundation companies offer free estimates — get 2-3

Pest / Termite Inspection

Texas is termite country. A WDI (Wood Destroying Insect) inspection checks for termites, carpenter ants, wood rot, and other wood-destroying organisms.

Performed by a licensed pest control company
Typical cost: $75–$150
Required by VA and FHA lenders
Check if there's an active termite bond (transferable treatment contract) on the home
Termite treatment can run $1,000–$3,000+ depending on severity

Roof Inspection

General inspectors assess the roof visually, but can't always get on the roof or identify subtle issues. A dedicated roof inspection is worth the cost, especially on older homes or if the general inspector noted concerns.

Roofer or specialized inspector goes on the roof
Typical cost: $100–$300
Checks: shingles, flashing, valleys, gutters, soffit, fascia
Hail damage is common in Texas and may be covered by homeowners insurance
Roof replacement can run $10,000–$30,000+ — know what you're getting into

Sewer Scope

A camera is run through the main sewer line from the house to the city connection. This is especially important for older homes. Tree roots, collapsed pipes, and joint separations are common issues that aren't visible any other way.

Typical cost: $150–$250
Highly recommended for homes 20+ years old
Tree roots are the most common finding
Sewer line replacement can cost $3,000–$15,000+
Inspect before the option period ends — this is a negotiating point

HVAC Inspection

General inspectors assess HVAC function, but an HVAC technician can check refrigerant levels, heat exchanger integrity, and overall system condition more thoroughly.

Especially important for systems 10+ years old
HVAC replacement typically runs $5,000–$12,000 for a full system
Ask for maintenance records from the seller
In Texas, a properly functioning AC isn't optional — it's essential

Key point: The option period is your window for ALL of this. Don't wait until day 8 of a 7-day option period to start scheduling inspections.

Using Inspection Findings

After the inspection, we evaluate findings and decide what to request. Not every item needs to be fixed — we focus on safety issues, major systems, and material defects.

Request repairs (seller fixes before closing)
Request a cash credit at closing (you handle repairs after closing)
Request a price reduction
Walk away (within the option period, for any reason)
Accept as-is (if findings are minor)

Helpful Links & Where to Apply

Official and third-party resources for research and applications — provided for your convenience, not as endorsements. Confirm current terms directly with each provider, and reach out to me anytime for a trusted referral.

TREC — Verify a Licensed InspectorConfirm any inspector's license before hiring InterNACHI — Find an InspectorDirectory of certified inspectors ASHI — American Society of Home InspectorsDirectory & standards of practice

Have concerns about a specific property?

This is what I do — help you understand exactly where you stand before you commit to anything.

Talk to Me About This →