What is a home inspection?

A home inspection is often confused with a home appraisal. An appraisal determines the value of a property. A home inspection evaluates the physical condition of the structural and mechanical components of a property, lists items that are in need of repair, and places an emphasis on items which may be of safety concern. A report on these conditions is generated by the inspector and given to the home buyer and his or her real estate agent for their benefit.

What do you look at?

Believe it or not, an inspector may look at over 500 details of a house in an inspection! The major components of inspection are as follows:

Foundation
Grading and Drainage
Interior and Exterior walls
Doors
Ceilings
Floors
Fireplace and chimney
Roof covering
Roof Structure
Flashings
Attic
Porches and decks
Appliances (built-in) such as dishwasher, disposer, microwave, oven, etc.
Water Heater
Heating System
Air Conditioning System
Electrical systems
Plumbing and fixtures
Garage door, electric or otherwise
And much more!

There are more items and details that are inspected than what is listed here. Our inspections are conducted to the highest standards in the industry. Ellis County Home Inspections meets or exceeds the Standards of Practice set forth by the Texas Real Estate Commission. If you are interested in reading the complete list of inspected items as required by the Standards of Practice, they are available at the TREC website.

What do we not look at?

We do not inspect any items which we cannot see in a normal inspection. For example, we do not move furniture, rugs, paintings, or other furnishings. We do not uncover buried pipes or items. We cannot see items covered by wallpaper, flooring or plants. Repair or remodeling may hide evidence of prior damage or defects. We do not dismantle equipment to inspect component parts. We do suggest that you ask the seller about repairs, covered up items, or previous problems. We are a general real estate improvement inspection business. If we report that an item is not performing its intended function, or needs repair, or shows evidence of prior damage, we urge you to have that item examined by a specialist before purchasing the house. We do not give estimates of the cost to repair any item.

Can my house fail inspection?

Answer - No.

Sometimes people worry that there house, or the house they hope to buy, might FAIL inspection. Inspectors do not pass or fail a house. Inspectors cannot and do not write tickets or fines or anything like that. Our job is to find items that are in need of repair or that are possible safety hazards and point them out to you, the client, so that you are aware of the issues and so that you can deal with those issues as you choose. Some people fix everything that an inspector writes up while others do not fix anything. That is a decision that is up to you.

How long will the inspection take?

A typical inspection takes between 2 to 3 hours at the house. Older homes, homes with a crawl space, or very large homes may take longer depending on the types of issues encountered. Remember that the end of the inspection is not the end of the inspectors job. Another 2 or more hours may be spent preparing a written report on the condition of the property. Ellis County Home Inspections prepares inspection reports within 24 hours. (usually the same day) If you may receive your report by fax or e-mail, you can be assured that you will have your report within this timeframe. If the report must be hand delivered, it may take slightly longer to receive your report.

Can I do it myself?

In the state of Texas an individual is required to have a license to inspect real estate. If you sign a real estate contract that is contingent upon an inspection, that inspection is required to be performed by a licensed real estate inspector. In addition, considering the expense and importance of your home buying decision, it is wise to get the opinion and knowledge of a trained professional. Even if a homebuyer were skilled in these areas, it can be very difficult to remain completely objective about a house that you really want, and this can lead to poor assessment.

How many days notice do I need to give to schedule an inspection?

Ellis County Home Inspections understands the necessity for expediency due to home buyers limited option times. We can usually schedule an inspection within 2 or 3 days. If your time requirments are less than our schedule can permit, Ellis County Home Inspections will be glad to assist you in finding another inspector to service your needs. We network and correspond with several other licensed inspectors in the area that we would be comfortable in recommending in our absence.

Do you offer a guarantee or warranty?

In short - no

A home inspection should not be mistaken for a home warranty, guarantee, or insurance policy. One reason we cannot do this is becuase of the small amount of the inspection fee compared to the value of the property. If you want a warranty, guarantee or insurance policy, you must obtain it from a warranty or insurance company. However, if you find that we have made errors in the report, we may refund the inspection fee when it is right to do so.

When do I call in the inspector?

Anyone can get a home inspection for any reason at any time. During a real estate transaction, the best time to get an inspection is usually after you have made an offer on the house, but before you have signed a contract. Or, it is also common to sign a contract which has a clause in it that makes the buyers purchase obligation contingent upon a licensed real estate inspection.

Important tip: When signing a contract to purchase a home, always make sure it includes a clause that makes the purchase contingent upon a home inspection. This way you have a way out just in case the inspection uncovers issues with the house that may make you change your mind about the purchase.

Do I need to be there? Should I be there?

You do not have to be at the inspection, but you SHOULD be! If you cannot afford to spend 2 or 3 hours to attend the entire inspection, at least plan on being there at the end of the inspection. Then the inspector will be able to guide you through the home pointing out key points of interest and answering any questions that you may have regarding the home. We call this portion of the inspection "Show and Tell" and it can be a valuable learning experience for most homebuyers. In addition to looking at problem areas, your inspector may also point out proper maintenance procedures and inform you of preventive measures to help you understand your new homes functions and upkeep requirments. You can also learn where and how to shut off utilities such as the electric, gas and water in case of an emergency.

If you are unable to attend the inspection, it is important that you make time to discuss your report with the inspector to make sure you understand all the comments on your inspection report.

I'm selling my house, how can I prepare my house for inspection?

If an inspector is coming to inspect your house, here is what you need to do.

1. Make sure all the utilities are on!!! This includes the gas, electric, and water. The electricity must be on for 24 hours prior to the inspection for the inspector to be able to test the AC unit. If this is not done, it could cause permanent damage to the AC unit.
2. Secure all pets.
3. Replace any burned out light bulbs.
4. Put a clean air filter in your furnace and/or AC unit.
5. Make sure important inspection areas (such as the electrical breaker box and water heaters) are accessable to the inspector. Items such as boxes or furniture should not be blocking these areas.
6. Make sure any pilot lights are lit.  Typically, inspectors do not light pilot lights.  If they are not lit, the item may be marked "not inspected."

 

To ask a question or schedule an inspection, please call us at (972)978-8875.

TREC