DFW Home Inspections

DFW Real Estate Articles: 2008

DFW Home Inspections
© by Mike Stevenson

Real estate transactions involve big money. For most people, buying or selling a home is the largest financial transaction they'll make. There are two critical bits of information that must be known in a real estate transaction:

1. True Market Value
2. True Property Condition

An appraisal offers the best information for value -- and a home inspection offers the best information for condition.

Who Needs a Home Inspection?
Anyone who needs to know the facts needs a home inspection. That's going to include the buyer for sure... but it could include the seller as well. Buyers need to know that what they're buying is a soundly constructed home without serious defects. Sellers may need to know that their house is going to convey without "inspection problems" that could cost them the sale or waste a month's worth of time (and another mortgage payment) to correct. A Home Inspector's report will tell you the condition of the house, including needed repairs and expenses.

No house is going to be perfect, but any problems the inspection uncovers might affect the buyer's decision to purchase. If major problems are found, it could affect the home's market value -- and all parties must have a good idea of the true market value. Don't fear a home inspection. Like an annual Doctor's exam, there probably isn't really much wrong. It's better to find little problems and correct them early so they don't become big problems later. The Home Inspector will evaluate the visible and accessible systems and components of the house and describe to you their condition. A detailed written report will list any areas of concern as well as suggestions for improvement. With this information, you can make buying or selling decisions with confidence.

Good ole' Texas
Texas was the first state in the nation to adopt legislation defining the minimum standards to which professional Home Inspectors must conduct an inspection. All Home Inspectors within the state must be licensed by the Texas Real Estate Commission. There are three levels of Home Inspector licensing in Texas: Apprentices, Inspectors, and Professional Inspectors. It's a good idea to find out about an Inspector's actual experience. Anyone can enroll in 180 hours of inspection-related courses in a "test-teaching" facility, pass the State exam and be deemed a professional Home Inspector by the State of Texas. There are two approaches to obtaining a license. Some people begin as Apprentice Inspectors under the sponsorship of a Professional Inspector. Then, they become licensed as Inspectors, and later as Professional Inspectors after satisfying education and experience requirements. Using an different approach, a person may substitute specific additional courses or personal experience in lieu of the requirements of first having been licensed as an Apprentice or real estate Inspector and having completed the required number of inspections.

Houses are fairly complex structures, consisting of a number of complicated systems operating together for the benefit of their occupants. As generalists, Home Inspectors must know a lot about each of these systems and how they work together with all the others. Very few Inspectors are experts in every facet involved in the building of a house. Some systems require inspection by a specialist. Swimming pools, elevators and foundation concerns all require a degree of expertise not found in most Home Inspectors. Inspectors are required to defer to experts in these situations.

Prices of home inspections for an average-sized house of say, 2000 square feet, will cost from about $250-400. In some cases, you get what you pay for. The time needed for a complete inspection should be about three hours. Larger homes can take longer. Expect to wait 2-3 days to get an appointment. If the Inspector can come right away they may be new in the business. Excellent Inspectors are usually busy.

What Does a Home Inspection Include?
The Home Inspector performs a general home inspection in accordance with the guidelines of the Texas Real Estate Commission. An inspector is required to check over 250 items to see if they're functioning within their designed purpose. Any items in need of repair should be referred to a specialist in that field. The Inspector will look at all major systems and components including the foundation, the roof, interior and exterior walls, ceilings, floors, doors and windows, the plumbing system, electrical system, heating, air conditioning, built-in appliances, lawn sprinklers, security system and a host of other details. While the inspection is designed to detect any hazardous conditions or items needing repair, it isn't a guarantee of perfection. The Home Inspector doesn't warrant the home to be totally problem-free.

Home Inspections are a good idea for both buyers and sellers of residential real estate. It's a good thing to be informed about a homes physical condition... especially since we're dealing with a major financial transaction. Make your home buying or selling experience as worry-free as possible by getting a home "check-up" from a licensed Texas Home Inspector.

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