You made an offer on a house, and the seller has accepted it. What now?
Your next task is to complete the home inspections during the option period. Your real estate professionals should recommend that you have a property inspected immediately after contracting.
The home inspection is a pivotal point in the home-buying process. Understanding the timing and value of a home inspection is easier than you think.
When you buy a house, you want to know as much as possible about the property. Hiring a home inspector is an excellent way to learn more about the property condition of your potential home.
Home Inspections are Visual Examination of a Property’s Structure and Systems.
Kick-off the Home Inspection Process
North Point agents always recommend that you make your offer to purchase contingent upon a home inspection. Period.
This contingency allows you to ask for price concessions, ask the sellers to make repairs or give allowances, or sometimes terminate the contract and walk away.
Understand that the seller is not obligated to change the contract’s original terms. You’re buying a pre-owned home. Once you get the home inspection results, it’s time to review the report objectively and get with your agent to strategize how you want to go forward. Your agent can advise you on the best course of action.
Home Inspection is Different from an Appraisal.
An appraisal is an Opinion of Value. By contrast, a home inspection is a written report of a home’s 
physical condition at the time of the inspection, done by a trained inspector. The inspector can not forecast how long it will take before a system or appliance has a problem.
A thorough home inspection can take up to 6 hours to complete, depending on the size of the home. The inspector usually looks at the following:
- foundation
- heating and cooling systems
- electrical system
- plumbing system
- roof, doors, windows, attic spaces and garages
- attached decks or porches
Get an inspection for Wood Destroying Insects (WDI) as well.
Many inspectors are licensed to perform this service.
Remember that the inspector’s job is to report what is visible and accessible. He will not move boxes, furniture, appliances, etc., or climb on a steep roof. He will report cracks in a wall but won’t be able to examine a slab foundation underneath a wall-to-wall carpet or other types of floor covering.
Your inspector may find issues you should have inspected by a specialist, such as a structural engineer, electrician, or plumber. Once again, your real estate professional can help facilitate further inspections through the seller’s agent. This may involve an extension of the contract option period, which must be agreed to by all parties.
How to Choose a Home Inspector
Your agent will likely have a shortlist of inspectors they’ve worked with for you to consider. We also suggest you ask for recommendations from friends and family who have had recent experiences with home inspectors. Consider the following five areas when making your decision:
1. Qualifications: Find out what’s included in your inspection, the price, and if the age or location of your home may warrant specific certifications or specialties. In Texas, you should get a Wood Destroying Insect report for termites, wood ants, etc – they can seriously damage your home.
2. Sample Reports: Ask for a sample inspection report so you can review how thoroughly they will inspect your dream home. In most cases, the more detailed the report, the better.
3. References: Do your homework. Ask for phone numbers and names of past clients who you can call to discuss their experiences.
4. License: Choose an inspector who holds a license with the Texas Real Estate Commission. Not all inspectors belong to a national or state association of home inspectors, but this is no time to accept weak credentials from your inspector! Membership in one of these groups is not the only way to evaluate your choice, but it does mean continued training and education are required to maintain good standing and licenses.
5. Errors and Omissions Insurance: Find out what the liability of the inspector or inspection company is once the inspection is over. After all, The inspector is human, and they might miss something.
Home Inspectors Do Not Repair Defects
Your Involvement
It’s okay to ask your inspector if you can tag along during the inspection, but we have a better suggestion.
Due to the length of the inspection process (three-plus hours) and the fact that you will distract and slow down the inspector, we suggest you meet with the inspector and your agent at the house for a summary report. They can point out anything that should be addressed or repaired or requires further evaluation by a specialist.
Don’t be surprised to see your inspector climbing on the roof or crawling around in the attic and floors.
Inspectors cannot move anything to access areas and can’t see through walls. They look for issues with the home, including, but not limited to, the roof, plumbing, electrical components, appliances, heating and air conditioning systems, ventilation, windows, fireplace and chimney, foundation, and so much more.
The report details findings and property conditions.
For example, the inspector may report that the water meter still runs even though nothing in the house uses water, which indicates a leak. However, you need to hire a plumber to investigate the problem.
It’s not just homebuyers who can order inspections
Sellers can order them, too.
One tactic is for a home seller to inspect the home before listing it for sale. This will give the seller a better understanding of the property’s condition and may help your home sell faster and at a higher price. They can make repairs before showing the house, including the inspection report, repair receipts, and their Seller’s Disclosure. This does not replace the buyers’ due diligence in inspecting the property.
The Texas Real Estate Commission requires that inspectors use a common form and follow specific standards of practice.
Choose your home inspector wisely. After all, you’re investing your hard-earned money into a home of your own. This is no time for shortcuts! Work with professionals you can trust to give you the most information possible so you can make the most educated decision about your purchase.
“You can count on us to help guide you through the process – contract to close!”
– Norma Wall, Broker, North Point Realty
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