What Is A Real Estate Inspection?

 As a consumer and homebuyer you have a right to know exactly what a typical real estate (home) inspection is. 
The following information should give you a better understanding of exactly what your inspector will and will not
do for you during the course of his/her inspection.

First and foremost an inspection is a visual survey of those easily accessible areas that an inspector can clearly
see. No destructive testing or dismantling is done during the course of an inspection, hence an inspector can only
tell a client exactly what was clearly in evidence at the time and date of the inspection. Inspectors eyes are not
any better than the buyers, except that the inspector is trained to look for specific tell-tale signs and clues that
may lead to the discovery of actual or potential defects or deficiencies.

Inspectors base their inspections on the Standards of Practice provided to them by the Texas Real Estate Commission.
These Standards tell what the inspector will and can do as well as what the inspector will not. Many inspectors give a
copy of the Standards to their clients. If your inspector has not given you a copy, ask for one.

 Industry Standards clearly spell out specific areas in which the inspector must identify various defects and
deficiencies, as well as identifying the specific systems, components and items that are being inspected. There are
many excluded areas noted in the Standards that the inspector does not have to report on, for example; private water
and sewer systems, solar systems, security systems, etc. The inspector is not limited by the Standards and if the
inspector wishes to include additional inspection services,

Most inspectors will not give definitive cost estimates for repairs and replacements since the costs can vary greatly
from one contractor to another. Inspectors typically will tell clients to secure three reliable quotes from those
contractors performing the type of repairs in question.

 Life expectancies is another area that most inspectors try not to get involved in. Every system and component in a
building will have a typical life expectancy. Some items and units may well exceed  expected life spans, while others
may fail much sooner than anticipated. An inspector may indicate to a client, general life expectancies, but should
never give exact time spans for the above reasons.

The average time for an inspection on a typical 3 bedroom home usually takes 2½ to over 3½ hours, depending upon the
number of bathrooms, kitchens, fireplaces, attics, etc., that have to be inspected. Inspections that take less than two
hours typically are considered strictly cursory walk-through inspections and provide the client with less information
than a full inspection.

Four key areas of most home/building inspections cover the exterior, the foundation, the attic or crawlspace areas and
the living areas. Inspectors typically will spend sufficient time in all of these areas to visually look for a host of
red flags, tell-tale clues and signs or defects and deficiencies. As the inspector completes a system, major component
or area, he/she may then discuss the findings with the clients-noting both the positive and negative features.

The inspected areas of a home/building will consist of all of the major visible and accessible electromechanical systems
as well as the major visible and accessible structural systems and components of a building as they appeared and
functioned at the time and date of the inspection.

Inspectors typically do not provide warranties or guaranties with their inspections and reports. Buyers should therefore
not rely on the inspection as any form of insurance policy against any latent, hidden, concealed or future defects and
deficiencies.

The following are also some key items that buyers should remember and consider when reviewing their inspection reports:

 	Inspections are not code compliance evaluations.
 	Inspection reports are not structural engineering reports.
 	Systems and components that are off during the inspection are not tested or reactivated.
 	Buyers should consult with and ask questions of owners and their representatives.
 	Roof inspections and their components are typically done from street level with binoculars.
 	Reports are confidential and are meant exclusively for the client.
 	Inspectors typically will not find each and every defect in a building, hence buyers should
		anticipate future typical defects and deficiencies.
 	Further evaluation by specialists is recommended for any areas showing defects/deficiencies.
 	A final walk-through inspection should be carried out the day before passing by the new owners
		to double check the condition of the building.

Home inspection fees are based on house size, style, age, location, type of structure & optional services
requested. A basic inspection for most homes up to 1800 Sq. Ft. of living area is $180, larger homes or
older homes a little more.  The basic inspection covers the foundation, sills, beams, support columns,
sub-floor, roof structure, roof covering, walls, doors, floors, windows, electrical, plumbing, one central
heating and cooling system, & more all professional evaluated.

Let's put things in perspective: If you're buying a $130,000 house and the inspection costs $220, that's
0.16% of the cost of the house! Most real estate agencies charge around 6.00% to sell a home, that would
be $7,800 for a $130,000 house! The cost of a home inspection (roughly 3% of the sales
commission) is a bargain.