Home Inspections for Sellers and Buyers

What is a Home Inspection?

A home inspection gives the customer detailed information about the overall condition of the home. In a home inspection, a qualified inspector takes an in-depth, unbiased look at the home to:

Evaluate the physical condition: structure, construction, and mechanical systems;
Identify items that need to be repaired or replaced
Estimate the remaining useful life of the major systems, equipment, structure, and finishes

From there, if you still have questions about foundation, plumbing, electrical…etc., then I recommend that you speak with someone who is an expert at that particular field.

How Much Do Home Inspections Cost?

It depends on the inspector and what services they provide. Ask for quotes, services they provide, and availability.

Seller and Buyer Recommendations for Home Inspections.

After speaking with multiple home inspectors, here are some helpful tips that were recommended:

Sellers Recommendation:

Before you have your home on the market, have an inspection of your home. Some of the major items that buyers look at are roof, foundation, and HVAC. Have a specialist take a look at areas you are concerned about. Sure, you may think your home is in tip-top shape, but spending the money on a home inspection can educate you on your home’s actual property condition. If you have questions, ASK! Research home inspectors. Ask for quotes, services they provide, and availability.
If you know it, disclose it. As you are filling out document, be honest. If something happened in your home, it’s much better to be honest from the beginning than not tell the truth. If you have documentation about paid invoices, evaluations, etc, be sure to provide that information as well.
Walk around your home. Change out light bulbs, put outlet covers on outlets, tighten light switches and receptacles so they are not loose.
Keep all utilities on during the home inspection.
Make sure the inspector can access the attic, electrical panel, water heater, sprinkler system, etc. with ease. Take some time to make your home “Camera Ready” for the home inspector. Don’t store items against the walls, and give the inspector room to see the walls.
Clean out gutters and clean up the yard.
Allow time for the home inspection to happen. Your REALTOR will know who the home inspector, and can keep in communication about when they are to arrive, and when the inspector leaves.

After you receive your report, I recommend you do the following:

Talk to professionals to see how urgent repairs are needed to be done. Get quotes, and determine when the repair needs to be done.
Save your inspection report. This can be helpful in terms of negotiations.
Determine if "now" is still the right time to have your home on the market.
Determine if price needs to be adjusted.

Buyer Recommendations:

Before you go under contract:
- Open and close doors to see if they operate.
- Look for cracks on walls. Depending on the angle of the crack (straight versus sloped) some are severe are some are cosmetic. Take note, and ask questions.
- Look at the floor and see if it slopes.
- Look at hot water heater. Does it have rust? Does it have a date? Does it have a pan?
- Look at the electrical panel, and note the brand.
- Look for GFCI receptacles in bathrooms and kitchen.
Research home inspectors. Ask for quotes, services they provide, and availability. Ask the home inspector when they need payment, and be ready to pay the inspector for the service they complete.
If you are using financing, ask your lender and REALTOR about what level the property condition needs to be in.
Plan for a home inspection. Especially if you choose to have a home inspection during the Option Period in Texas, then it’s best to get inspections done sooner rather than later.
If you are going to be attending the home inspection, then let the home inspector know.
Ask questions, but allow the home inspector space to be able to do their job effectively.
Know that there is no such thing as a perfect home. Just because an inspection report is multiple pages, does not mean that the home is horrible. When looking at a home inspection report, just because an item is marked “Deficient”, doesn’t mean you shouldn’t purchase the home. These items could be areas that are not up to current code. If you have questions, ASK!
If you still have questions, ask what type of professional you need to speak to in regards to property condition item.

After you receive your inspection report, I recommend you do the following:

Talk to professionals to see how urgent repairs are needed to be done. Get quotes, and determine when the repair needs to be done.
Save your inspection report. This can be helpful in terms of negotiations.
Depending on if you are in the Option Period or not, determine if you are...
- Happy with the home in its condition that it is in.
- Can get financing on the home in the present condition.
- Want to negotiate repairs, price, etc.
- Want to terminate the contract.

Kelly Raulston

“Reliable and Ready” REALTOR® since 2016. I was born in Monroeville, Pennsylvania, but was raised in Texas since 1997. When I found out we were moving to Plano, Texas, I remember looking forward to riding a horse to school and a brand-new pair of cowboy boots! Growing up in Plano prepared me to be competitive, quick, and to have a strong work ethic. I graduated from Stephen F. Austin State University in Nacogdoches, Texas. Axe’em Jacks! That is where my love for East Texas began. The nature, warm smiles, football games, and community values can't be beat! I graduated summa cum laude with a degree in Interdisciplinary Studies. I was a middle school math teacher in Tyler, Texas. I met my husband, Travis, in Sunday school, and we have been married since September 2016. I love being a REALTOR® in East Texas! Relationships are genuine, the area is beautiful, and the market is rockin’! I am an involved REALTOR® to better the community. Some of the organizations I am involved with are: The Professional Development Committee, Texas Real Estate Political Action Committee, and Tyler Educational Networking Group. Some awards I have won were “The Hustle Award” in 2016, and “Rookie of the Year” in 2017. When I am not working with my clients, I like to spend quality time with my friends and family doing the following: running, target practice, read and participate in book club, and playing with my dachshund Greta.