So you’re thinking about buying a home in Houston? That’s exciting! As someone who has gone through the home buying process in Houston myself, I know just how overwhelming it can be. And one of the key steps that you absolutely cannot skip is getting a home inspection in Houston TX done on any property you’re seriously considering.
I know, I know – home inspections feel like just another box you have to check off on the massive to-do list of purchasing a home. But I promise, this is one task that is so, so worth your time and money. A great home inspector will uncover issues with the home that you may miss yourself as an untrained eye. And finding these problems before you finalize the purchase could literally save you tens of thousands of dollars down the road.
That’s why I wanted to write this ultimate guide for you on exactly what a home inspection in Houston TX entails, what you need to look for in an inspector, what it costs – really everything you need to know! My goal is to take some of the stress and confusion out of this process so you feel 100% confident once inspection day rolls around.
What Exactly is a Home Inspection?
Simply put, a home inspection is when a professional home inspector comes in and thoroughly examines both the inside and outside of the home you want to purchase. The goal is to identify any issues, defects, wear and tear, safety hazards – basically anything that might be problematic in the future.
Some key things they’ll inspect include:
- Structural Components: Foundation, floors, walls, ceilings
- Systems: Cooling, heating, plumbing, electrical
- Appliances
- Ventilation/Insulation
- Roof, gutters, drainage
- Pests: Termites, rodents, etc
A good home inspector will also check for things like water damage, leaks, mold, radon gas levels, and more. They come armed with specialized tools and equipment to fully evaluate the home.
Ideally at the end, you receive a very comprehensive written report outlining any and all defects or areas of concern. Some inspectors also provide repair cost estimates and home maintenance tips. This information is invaluable as you determine whether to move forward with the purchase and negotiate the final price.
When Should You Schedule the Home Inspection?
This varies a bit in different states and scenarios. But most of the time, the home inspection in Houston TX takes place after your offer has been accepted but before closing.
You’ll submit your offer letter with an “inspection contingency” clause. This gives you the power to back out and walk away if the inspection uncovers major issues that you aren’t comfortable with.
In a competitive market, some buyers waive contingencies like the inspection in order to make their offer more appealing. But this is quite risky in my opinion, and should only be done if you have a high risk tolerance or plan to do your own thorough inspection.
No matter what – do NOT ever waive that inspection contingency without seeing the home fully inspected first. This includes if the current owners provide a previous inspection report. You want your own objective set of eyes taking a look.
Ok, so those are the basics on what a home inspection entails and when it takes place. Next up – perhaps the most important decision – choosing the right home inspector! This is where the quality can really vary, so you need to put in some due diligence.
6 Tips for Selecting a Great Home Inspector
There are a few factors to keep in mind as you evaluate home inspectors in Houston:
1. Check Licensing and Certifications
In Texas, home inspectors must be licensed real estate inspectors. Are they current with all necessary state-level certifications? Do they also hold designations from national bodies like the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI)? This signals added credibility.
2. Ask About Their Experience
How long have they been conducting home inspections specifically in the Houston area? Are they intimately familiar with common issues in local construction? And do they have expertise across different home ages and styles? An experienced inspector that knows Houston’s unique climate is key.
3. Request Sample Inspection Reports
A great way to gauge an inspector’s thoroughness is to review 2-3 sample reports from past inspections. This shows you exactly what you would receive if you hired them. Pay attention not only to detail but their ability to explain issues to regular homeowners.
4. Read Reviews From Past Clients
Speaking of references – talk to neighbors and friends for inspector recommendations. And check Google/Facebook reviews as well as sites like Angi or Thumbtack. Just a few recent rave reviews shouldn’t be enough. Look for longtime inspectors with an established reputation for service and transparency.
5. Ask About Testing Methods
Find out specifically what methods, tools, and testing they utilize during their standard inspection. For example, do they fully go up on the roof or just visually inspect it? Good inspectors make use of thermal imaging, moisture meters, outlet testers and more.
6. Compare Overall Value
Lastly – don’t decide based on cost alone! Make sure you understand what’s covered in their inspection package at that price point. A wider scope of inspection along with helpful post-inspection consultations might justify a higher fee. Also ask about any discounts – some inspectors offer deals for teachers, military, etc.
Ok, next up, what exactly happens during that all-important inspection day? Understanding the process will help you make the most of your time with the home inspector onsite.
What to Expect During the Inspection
While every inspector does things slightly differently – here are some common themes:
- Inspection lasts 2-3 hours – Nothing’s rushed to ensure no stone’s left unturned. For larger luxury homes, it may take closer to 4 hours.
- Walk and talk approach – Quality inspectors narrate what they see as they work. Feel free to ask questions! Clarify anything you’re unsure about.
- Starts with roof & exterior – They’ll use a ladder to get up close to the gutters, fascia, chimney, etc. Outdoors is checked for drainage issues.
- Checks all systems & appliances – Plumbing, electrical, HVAC, water heater, garage door mechanisms – everything gets fired up and tested.
- Identifies maintenance needs – An experienced inspector calls out things that may need repair/upkeep soon for preventative reasons, not just critical items.
- Finish with client questions – Do you have any lingering concerns? Confusions? Make sure to get clarification before parting ways.
As a buyer, your participation (or that of your agent) is key. Voice any questions or things you’ve noticed about the home/property. Building a rapport and open dialogue will get you the best insights.
And remember – no question is too small. Now is the time to ask! I once had a buyer ask why some outlets were upside down…very observant question that led to the discovery of some improperly grounded electrical.
Okay, you’ve selected your home inspector, walked through the inspection process – now what?
Interpreting Your Home Inspection Report
Within 1-2 days after the inspection, your inspector will produce a full written report. This will detail out all the various systems, components, and features of the home – calling out any issues discovered along the way.
Now you need to take time to carefully review this report, keeping an eye out for a few things:
- Big ticket items – These would be very expensive repairs – things like foundation concerns, roof replacement needed, inadequate electrical panel.
- Immediate safety issues – Catch any fire hazards, risk of electrocution, missing handrails, dangerous loose tiles etc. right away.
- Signs of concealed, larger problems – Small water stains might flag soaked drywall hidden under new paint. Peeling caulk could mean shower leaks into walls. Take note of subtle clues.
- Recommended repairs vs. discretionary – Cosmetic or small fixes are lower priority. Focus first on defects needing immediate correction to avoid bigger problems.
- Ask your inspector to translate – Unsure about the report’s terminology or how serious something is? Call them up to walk you through the issues and next steps. Their job isn’t done just because the report is submitted.
Based on the issues uncovered, you have a few options:
- Request the seller complete repairs – Get quotes and negotiate credits or fixes before closing.
- Cancel the purchase – If defects are too extensive, just walk away.
- Or move forward aware of the problems – Then budget/plan for future repairs accordingly.
Pro tip: Always get those big necessities in writing in the purchase contract vs. trusting a seller’s verbal reassurance!
Okay, we’ve covered a ton so far about home inspections. Let’s recap quickly…
- What is a home inspection? – An objective examination from roof to foundation by a licensed professional to uncover any issues with the property.
- When should you get inspected? – After offer accepted but before closing so you can still back out without penalty if needed.
- How to choose an inspector? – Check credentials, experience, reviews, reporting, testing methods and overall value vs just cost.
- What happens on inspection day? – 2-3 hour intensive look at all systems, components, structures with you there asking questions along the way.
- Interpreting the report – Focus on big stuff first. Determine if it’s worth asking seller for credits or walking away altogether.
We’re in the home stretch! The last thing I want to cover is just what you can expect a home inspection in Houston TX to cost.
Home Inspection Costs in Houston
Home inspection fees vary quite a bit based on the size and age of the home, scope covered, and additional services offered.
However, according to HomeAdvisor data, the average cost of a home inspection in Houston, TX ranges from $304 – $473.
Here’s a quick breakdown:
- Smaller 2-3 bedroom homes up to 2,000 sq ft roughly $300 – $400
- Larger luxury homes and estates $400 – $700+
- Homes with pools, spas expect added fees around $50 – 100+
- Warranty or reinspection packages extra $50+
Additional expenses that some home inspectors offer for added fees include:
- Radon gas testing
- Mold/asbestos testing
- Termite inspection
- Sewer scope/dye testing for sewer lines
- Water testing
So that about covers it – everything you need to know about the all-important home inspection in Houston TX!
I know this process can feel frustrating when you just want to get those keys and move into your exciting new home already. But trust me, a small investment upfront in a quality inspection could literally save you boatloads of money, hassle, and heartache later on.
Here’s wishing you good luck as you continue on your home buying journey! Let me know if you have any other questions come up along the way.