What to Expect at Your Austin Home Inspection

The home inspection is where you really get to know a house. It can also be a little overwhelming the first time you read a 60 page report. Here is what to expect.

Who does it

In Texas, home inspectors are licensed by the Texas Real Estate Commission and use a standard report format. You choose and pay for the inspector, and you schedule it during your option period.

What they look at

• Foundation and structure
• Roof, attic, and insulation
• Plumbing, water heater, and visible pipes
• Electrical panel, outlets, and wiring
• Heating and air conditioning
• Windows, doors, and exterior
• Built in appliances

Specialty inspections worth considering

• Foundation engineer if the inspector notes movement
• Sewer scope, especially for older homes with original drain lines
• HVAC specialist if the system is older or not cooling well
• Pool inspection if the home has a pool
• Wood destroying insect inspection

How to read the report

Almost every report is long, and almost every house has a list of items. That is normal. I help buyers sort items into three groups: safety issues, big ticket items like roof, foundation, and HVAC, and normal maintenance. The first two groups are where we focus negotiations.

Go if you can

Try to attend the end of the inspection. Walking through with the inspector is the best way to understand what is a real concern and what is a small fix. Ask where the water shut off is and how old the major systems are.

After the inspection

Once you have the report, you can move forward as is, ask the seller for repairs, ask for a credit or price reduction, or terminate during the option period. A credit is often simpler than repairs because you can hire your own contractor.

An inspection is not a pass or fail test. It is information. If you want help reading a report, I'm happy to go through it with you.