Do you really need a home inspection?
Generally your background will answer this question! All three must have a yes answer!

* If you have an in-depth residential construction background, you do not need one.

* If you are a practicing structural engineer trained in mechanicals, you do not need one.

* If you are not emotionally involved with your potential new home, you do not need one.

Since Texas is a caveat emptor (“Buyer Beware”) State, it is up to you to determine the condition of the property so that you can make a good buying decision.

Buying, selling, building or staying in the property you own, a property inspection just makes good sense! Understanding the condition of the systems and components of a house are critical when it comes to purchasing, repairing or the maintenance decisions.

A professional property inspection is an impartial third party visual evaluation of the physical structure; foundation, electrical, plumbing, heating, air-conditioning, roof, built in appliances, interior and exterior walls, doors and windows.

Upon completion, you will receive a State of Texas Mandated formatted report detailing the conditions of each element inspected. For a list of items required to be inspected by a State Licensed TREC Inspector visit http://www.trec.state.tx.us/ and look for Inspectors Standards of Practice and the Inspection Report.

What are the types of inspections?

As a homebuyer you will be most interested in the following inspections available depending on the components or needs of the home you are considering:

1. structural inspections - include foundation thru the roofing
2. mechanical inspections - covers electrical, air conditioning and heating, plumbing, water heater
3. appliances - encompasses built in (non-chattel) items
4. swimming pools and spas
5. irrigation systems - sprinklers
6. wood destroying insect inspection - commonly known as "the termite inspection" - there are more that just termites that eat cellulose products
7. asbestos inspections
8. microbial inspection - mold
9. lead paint inspections
10. well and septic inspections - must be performed by registered sanitarians or licensed plumbers
11. new home inspections
12. phase inspections - for homes under construction

These inspections are mortgage company initiated inspections.

Ten-Year Warranty Inspections

These are builder-initiated inspections

Code Inspections

These are, generally initiated by, mortgage companies and the government. They can also be in preparation for expert witness events. They are very expensive and require much time at the homesite to accomplish. They are generally considered beyond normal due-diligence.

Should I have my new home inspected?

Are some builders better than others?

Do builders have inspectors thru the homebuilding process?

Good question. As a former homebuilder of 20 years, I ended by homebuilding career as a Vice President of Houston Operations for a major builder. From that vantage point my opinion was more objective than when I was in the field.

“The truth is that one can get a good or a bad home from any homebuilder in town. Homes are brick and stick and concrete…just put together in different ways. The real determiner of quality construction is the concern level of the superintendent on the jobsite. The one that is actually supervising the construction.

He or she must have the knowledge and then be concerned enough to manage materials and labor, then have enough experience to check “punch-out” the work, confirm that the contractor has corrected the issues, then go back and check to determine that it was “fixed” properly.

I have often said that if I were to have a home built, I would interview the superintendent, not the company.

The quality of construction falls to the superintendent on the site.

Builders do have inspectors who come approximately three times during the building process. If you will check the home page, you will see that MLC Real Estate Inspections performs these inspections also. These inspections are performed to satisfy the requirements of the 10-year warranty companies.

The problems are

the builder picks the inspector
the builder pays the inspector
so the inspections are not "third party">
the normal fee for a warranty inspection is about $60. per visit
that is very small for time and travel and indicates the time spent on these inspections
a stage inspection by MLC costs more and more time is spent on the site - with you!
the warranty inspection is more cursory as you might imagine

The fact is that pre-owned homes have maintenance caused problems,

new homes have installation caused problems.

So what is a construction stage inspection?

The buyer of a new home has the following options.

The three recommended inspections are:

1. concrete pre-placement inspection - to confirm that the builder has installed the foundation and reinforcement to the specifications of the engineer who designed it - foundations are designed specifically for the home and the location - they are highly dependent on soil conditions - this inspection judges the integrity of the moisture barrier, steel placement, plumbing, adequacy of forms, just to name a few things

2. framing inspection - actually this occurs after the roof covering and rough electric/a/c/plumbing has been installed - you can see how many things are involved and is one of the few times that an inspector can actually "see behind the walls"

3. final inspection - performed just prior to the "walk-thru" with the builder - it judges the operational/installation of all accessible components within the home

4. revisits - the purchaser can arrange revisits after any of the above should they suspect that work has not been adequately performed

The homebuyer can schedule any or all of the above, as they wish. Each inspection is priced and reported on individually.

The homebuyer is encouraged to be at all inspections.

Pricing can be found under the home page pricing button.

SELECTING A HOME INSPECTOR

What to ask the inspector

þ Is the inspector licensed by the State of Texas?

þ Does the report follow the State mandated report form?

þ Ask the inspector what professional organizations that he or she belongs to; Texas

Association of Real Estate Inspectors (TAREI), Southern Council of Professional Building

Inspectors (SCPBI), Better Business Bureau (BBB)?

þ How long has he or she been inspecting full time?

þ What is his or her background and experience relating to inspecting?

þ Does the inspector ‘walk’ the roof when possible?

þ How long will it take to perform the inspection?

þ Can you follow the inspector thru the inspection?

þ Can you ask questions?

þ What is inspected?

þ When will the report be transmitted?

þ Is the inspector available or post inspection questions?

þ What equipment does the inspector use?

þ What is the ‘total’ cost of the inspection?

Pricing varies but is generally based on square footage. You will find that pricing is all over the board and a poor indicator of inspection quality. Quality usually follows concern and experience.

How to prepare for a Home Inspection?

Though a thorough home inspection usually takes between 1.5 to 2 hours, depending on the size and scope of the inspection, buyers and sellers need to plan for the inspection in order to assure that it will run smoothly. The following are tips to allow for a smooth and complete inspection;

Try to have the inspection when kids will be elsewhere.
Secure pets or leave them with a neighbor for the day.
Confirm that all utilities are on: gas, water, power.
Light all pilot lights – the inspection does not generally last long enough for the water heater to heat 40 gallons of water.
Move storage or furnishings that can obstruct the inspector’s examination or access to equipment or panels , including in the attic.
Replace burned out light bulbs.
Unlock all doors, gates, accesses, panels, closets and crawl spaces…inspectors are always curious.
Remove wood or debris storage along outside of home.
Trim tree limbs away from the roofing.
Test the smoke alarms to confirm proper function.
Repair or replace broken items; screens, doorknobs, locks, glass, gutters – installed antisyphon devices on exterior faucets.
Clean ashes from the fireplace and hearth.
Replace rotted trim and siding on the exterior of the home.
Be prepared to join the inspector on the inspection, the inspector will let you know if this is appropriate.
Bring your questions

What Is A Home Inspection?

It is a limited visual performance inspection of the components of the improvements on the property that you are purchasing and have selected to have inspected.

Upon completion, you will receive a State of Texas mandated formatted report detailing the conditions of each element inspected. For a list of items, required to be inspected by a State Licensed TREC Inspector, visit http://www.trec.state.tx.us/ and look for Inspectors Standards of Practice and the Inspection Report.

Buyer Advisory: Few inspectors will give you a cost estimate for repairs of deficiencies found. See “What To Do With An Inspection” section for general repair pricing.

Is an inspection worth the cost?

As everyone knows, prices for construction and home repairs change as regularly as gasoline prices.

A professional home inspector will tell you what is in need of repair. The price one would pay to have the repairs performed is totally dependent on ones own ability to shop for price, availability, and expertise.

Home inspectors are not salesmen. In fact, we are not allowed by law to refer a client to a contractor unless we specifically inform you of the recommendation in writing.

Inspectors in Texas undergo several hundred hours of training to obtain a state sanctioned license to perform home inspections. We are also required to undergo several other hours of continuing education each year to keep ourselves up-to-date with the ever-changing building codes and construction requirements as well as installed product recalls and other safety nuances. This does not count study and classes for differing types of certifications.

Every week, there is new information available to us that debunks past thinking and updates what we now know as hazards. Just pay attention to the evening news to find out that something we used to accept as common sense has suddenly become a danger to our health and safety.

No less applies to the home construction industry. We have seen many, many changes every other year or so in construction standards and product acceptability. We have not yet talked about new constructions products that are coming on the market every month.

Professional home inspectors are trained to see things you have not considered and are probably not aware of. We want you to put your furniture anywhere you want, but in a home that is safe and functional to live in.

Apparently, you have decided there is something you love about a home or you would not be considering the expense of hiring an inspector. You can already see yourself living in the home. You can see your furniture properly arranged and you have already planned your home-warming party. There may even be some more mundane things you’ve considered, like fireplaces, hot tubs, lighting, and kitchen layout.

Home inspectors are trained to scrutinize every function of a home that you have not considered. If you are to live in a home, you must be aware of how the cost of properly maintaining the home to keep it running efficiently. You must know if there are any safety hazards you have not considered. You must know the condition of all installed appliances so that you can include them in the cost of normal monthly maintenance or even replacement.

Knowing these things can mean a great deal to you during your purchase contract negotiations as well as your projected living budget.

Professional inspectors operate every function of a home within their normal operating ranges.

Every function of a home should operate within normally accepted tolerances, such as:

Electrical wiring
Electrical outlets
Plumbing piping
Plumbing fixtures
Foundation
Structural framing
Roof covering
Roof penetrations
Yard grading and drainage

Special appurtenances (i.e. pools, spas, hot tubs, lawn sprinklers, fire sprinklers, flooring, special ceilings, wall surfaces, other installed items.), these will probably be charged as special inspections.

Most inspectors do NOT inspect that following items on a normal inspection visit:

telephone lines
cable TV
internet cables
environment and microbial issues
low voltage lighting such as yard lights
underground lines due to lack of access
flooding issues (determined by appraiser
wood destroying insect inspections
water softeners
geologic anomalies
calculations and sizing of a/c, electrical and plumbing systems

There are other inspection considerations that you should consider. These are not part of the standard equipment of the majority of homes and are thusly not priced for every home by inspectors. Some examples of inspections that you might consider in addition to the structural and mechanical inspection described above;

well and septic inspection
wood destroying insect inspection
mold inspection
lead based paint inspection if the home is older than 1978
environmental inspections
plumbing drain camera and hydrostatic inspection

05/04/07

Professional Home Inspections

To 1500 sf $255
To 2000 sf $285
To 2500 sf $315
To 3000 sf $345
To 3500 sf $375
To 4000 sf $405
To 4500 sf $435
To 5000 sf $475

* Foreclosures add $40
* $10 cash discount
* No added charge for extra a/c’s, water heaters, bathroom whirlpools or detached garages

Please call my office for larger properties

No added charge for extra a/c’s, water heaters, bathroom whirlpools or detached garages

Structural only

To 3000 sf $285
Over 3000 $315
Mechanical only $285
Two a/c’s $315
Pools $65
Pool/spa $75
Sprinklers $30
Reinspection of repair items $175.

Michael Cothran, CIO
TREI #2995

*Single family-condos-townhomes-new construction for frame and final inspections

*No added charge for extra a/c's, water heaters, bathroom whirlpools or detached garages

Wood Destroying Insect Inspection
Performed by other contractor

Slab $75
Pier and Beam $175

New construction
* Slab inspection (slab Sq. Ft.)

To 2000 sf $275
Over 2000 sf $325

Ø Frame - same as TREC Inspection +50
ØFinal – same as TREC Inspection
ØChoose any or all of above inspections for new construction
Ø Utilities should be on in order to perform a complete inspection
Ø Purchasers are requested to be
present at the inspection
Ø Reports are faxed or emailed on the
evening of the inspection
ØThe inspection fee is due at the conclusion of the on-site inspection
Ø Inspections provided 6 days / week

Are you required to have an inspection performed?

No. There are no requirements to have your prospective home inspected unless it is required by your lender or insurance carrier.

But, there are many practical things about a home that you may not be considering. You already love the home and can see yourself living there. You’ve considered how your furniture will be arranged. You have envisioned many wonderful family gatherings and friendly parties. You can see your children playing.

If you are concerned that the home you are intending to buy will serve your needs and not dig into your home maintenance budget, then yes, you should have an inspection performed.

A home inspection will give you an idea of how much it may cost you to live there. There may be some appliances that you may want to replace. The air conditioning units may need to be replaced soon or may be dysfunctional presently. There may be leakage situations in tubs and showers that could become problems in the future. Electrical systems may pose safety hazards you may not be aware of. The foundation may show signs of movement that could affect the structure. The structure itself could be showing signs of movement that you should be aware of.

A professional home inspection can inform you of the present condition of the home, give you an idea of what major expenses may arise in the future, and help you know what normal maintenance practices and expenses you should include in the normal course of living in your new home.

Knowing these things can mean a great deal to you during your purchase contract negotiations as well as your projected living budget. There’s also the headache factor.

What Clients Can Do With The Inspection Information!

After the inspection process is over, the inspection report can be used in many different ways. Here are just a few ways that you can benefit from using the information on your report.

Your report allows you to make an informed decision regarding purchase of the property.

Your report allows you to review necessary repairs and obtain cost estimates needed on the property before you purchase.

Your report will help you see items that need immediate repairs, safety concerns and other repairs that may be able to be scheduled after moving into the home.

You can utilize your report contents to perform desired upgrades to your property. This will maintain your property’s value and often enhances safety issues.

Your report may list items in need of repair that could include maintenance issues. By taking care of these types of repairs you are maintaining your property, reducing future repair costs and preventing small issues from becoming large costly issues.

Determine if buying the property ‘as is’ is right for them.

Negotiation of the sales price based on the repairs needed.

An inspector cannot help you with those decisions. An inspector can only inform you of the present condition of the home. The disposition of the home is entirely the decision of the buyer.

We have seen homes bought and sold under all conditions found. Most times it is not possible to determine if the buyer is a handy-man who has decided to make repairs, if the buyer is willing to live with the condition of the home, or if the buyer wants a perfect home that needs no attention at all.

A professional inspector will most likely not give you any advice at all as to the preferred disposition of a home. We will more likely inform you of any inadequacies for your own consideration.

Our clients should consult their real estate agent to help decide what to do with the information they receive in an inspection report.

Some options are:

Buy the house as-is
Negotiate the sale price
Decide to live with some things
Plan to repair some things before selling
Don’t by the house

Few inspectors will give you a cost estimate for repairs of deficiencies found.

As everyone knows, prices for construction and home repairs change as regularly as gasoline prices.

A professional home inspector will tell you what is in need of repair. The price one would pay to have the repairs done is totally dependent on his own ability to shop for price, availability, and expertise.

Home inspectors are not salesmen. In fact, we are not allowed by law to refer a client to a contractor unless we specifically inform you of the recommendation in writing.

Every week, there is new information available to us that debunks past thinking and updates what we now know as danger. Just pay attention to the evening news to find out that something we used to accept as common sense has suddenly become a danger to our health and safety.

No less applies to the home construction industry. We have seen many, many changes every other year or so in construction standards and product acceptability.

Professional home inspectors are trained to see things you have not considered and are probably not aware of. We want you to put your furniture anywhere you want in a home that is safe and functional to live in.

Professional inspectors operate every function of a home within their normal operating ranges.

The following list, is intended to be used as a general guideline for the cost of repairs that may be encountered with home ownership. We do not recommend or endorse any particular service due to possible conflict of interest. We recommend that qualified professionals be engaged to perform all repairs and the prices below reflect such. Please realize that prices may differ from one service provider to the next and MLC Real Estate Inspections neither accepts nor assumes any responsibility for the costs or workmanship associated with any repairs.

You are cautioned that the following are estimates and vary widely…there is no substitute for actual bids for a contract who is willing to perform the repairs properly

SELECTING A HOME INSPECTOR What to ask the inspector

SELECTING A HOME INSPECTOR

What to ask the inspector