The Ins and Outs of Property Inspections
What is a home inspection?
A professional home inspection is an objective, in-depth visual examination of a home’s structure and operating systems, and should result in a detailed report describing the condition of the home. The main intent of a home inspection is to educate the client as to the physical condition of the home. No house is perfect, and a home inspection is not intended to identify every little blemish or minute surface imperfection. The conscientious home inspector tries to discover if there are major defects in a home that the client, and perhaps no one else, is aware of – and should also point out the positive aspects of a house. A good or better than average report can be a good marketing tool for vendors and their agents. Click here for an Inspection Checklist.
How to choose an inspector?
There is a long list of reputable Austin Tx & surrounding area inspectors below. Styles of inspector and costs of inspections vary from approximately $375-$500. Additional inspections like HVAC inspections, energy audits, pool inspections, detailed roof inspections, septic inspections or various plumbing inspections are an extra cost. Begin with the general inspection and a a termite inspection. If there is any system needing further inspection, we schedule that during the option period.
Many of my clients have worked with Randy Barfield over the last 12 years and he comes highly recommended by my past clients. Randy can complete a general, termite, pool and sprinkler inspection on a property (and septic inspection if needed).
General Inspectors in & around Austin TX
| Company & Website | Owner/Rep | Phone | License # |
| Barfiled Home Inspections | Randy Barfield | 512-508-9676 | 7512 |
| Pillar to Post | Jason Dent | 512-657-3460 | 22726 |
| Doyenne Inspections | Jennifer Riley | 512-655-9940 | 23637 |
| Austin Inspect | Chad Garrett | 512-426-6328 | 6785 |
| Pillar to Post | Steve Nunley | 512-515-0021 | 6056 |
| 360 Home Inspections | Nev Nicholson | 512-328-0995 | 272 |
| Tutor Professional Inspections | Chet Tutor | 512-966-9575 | 6483 |
What happens after the inspection?
Reviewing the details of inspectionwith your inspector helps you understand the findings. Questions concerning unsafe or broken items can be answered which builds confidence in the purchase. I also review the inspection alongside buyers.
The Major Mechanics of a Home
The roof, foundation, plumbing, electrical system, windows, HVAC and the appliances constitute the major mechanics of a home. The majority of buyers want these items to be in good condition in a typical real estate transaction. Even if it is an older system, these ‘major mechanics’ should be functioning as intended.
Inspections and Builder Codes
Inspectors are checking the house and it’s systems against the current building codes which is required by law. They will report when an item is not up to code. Often there is no requirement of a seller to bring a home up to new codes. However, the item should be functioning as originally intended, and it should not be a safety hazard.
Helpful Links about Inspection
- Realtor Magazine notes top 10 most common inspection issues.
- HGTV relays 10 very common inspection issues.
- Most common electrical defects
- Angie’s List makes note of 4 HVAC Mistakes NOT to make.
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Energy Conservation Audit and Disclosure Ordinance (ECAD)
If you are a seller in Austin TX and your home is more than 10 years old, City Regulations and Law requires an energy audit be provided to a buyer within 3 days of the option period beginning once under contract. I highly recommend getting this inspection/energy audit completed before we go on the market so it is not a point of stress once you receive an offer. There are some exemptions. Check this site to see if you qualify.
Jay Hill with Advanced Energy Solutions is an excellent energy auditor. Jay can be reached at 512.565.2700. Learn more about the Austin Energy Conservation Audit and Disclosure Ordinance
Other Types of Inspection You May Need
Septic Inspections
Pool Inspections
Plumbing Inspection
Foundation Insepction