So your offer was accepted and it is time to setup your inspection... but what is it exactly?  What does it cost?  When should I schedule it for?  Inspectors are on call and know they have a short time to get out to the home to perform their inspection as your time is limited to your option period.  Inspectors perform their inspection of the home usually in three to four hours, depending on the size and features of the home.  Here is a quick video on what to expect, costs and some frequent issues on homes.

I will cover many common questions I get from buyers who are in this step of their transaction, I hope this video helps answer some of your questions.  

  1. Cost - What does an inspection cost?  Like many things it all depends on the home being inspected and what all is to be inspected.  You can find an inspector who may charge in the $200’s for a basic inspection of a small home, add square footage, sprinklers, swimming pool, foundation and their fee may go up.  I am seeing on average in the mid $300 range, however it depends on the inspection company.  Some will package some of these different inspections and charge a better price.
  2. Scheduling - When is the inspection scheduled?  Right away… as soon as your offer is accepted you should contact an inspector.  In Texas you are in the option period when this is done so your time is limited and inspectors know that.  The inspector will generally be able to come out in the next day or two, remember time is of the essence.
  3. Do I have to be there?  Yes and no… let me explain.  Yes I recommend it and no you don’t have to.  The reason I recommend it is because at the end of the inspection most inspectors will walk you through some of the highlights of what they found.  I find this to be extremely helpful because you can ask questions and you are hearing it directly from the inspector himself as opposed to a picture and a brief description in the written report.  This really helps to get clarification on an issue.
  4. What is inspected?  The state sets the minimum standards but I often find because of the competitive atmosphere that many inspectors go above and beyond the basic requirements.  Inspectors will inspect from the foundation to the roof, electrical, plumbing, appliances, walls, HVAC, attics and many more items.  Keep in mind they will only inspect what they can access, if the garage is full of boxes and they can not access the hot water heater then they will not inspect it.

Hopefully I answered your questions and covered an important topic you wanted to know more about, however if I didn’t please do not hesitate to contact me!

Luis Cuevas, Realtor®

RE/MAX Cross Country

1990 Justin Road

Highland Village, Texas 75077