RESIDENTIAL HOME AND COMMERCIAL INSPECTIONS

A home inspection is an independent evaluation of a property.  Every property transaction should have an inspection, ranging from new construction,  resale, short sale, foreclosure or even investment properties should be inspected.  In the state of Texas, inspectors have to be licensed through the Texas Real Estate Commission (TREC).  TREC also sets criteria for the standards for home inspections.  The components that will be inspected are broken down into various systems or areas, which are structure, electrical, heating, ventilation and air conditioning (HVAC), plumbing, the installed appliances and then other systems that may or may not be present (sprinkler system, pool, outbuildings, well water system, or septic system).

The structure components are composed of the foundation, grading and drainage, the roof covering, the attic and roof structure, the exterior walls, the interior walls, the ceilings, the floors, the doors (garage, exterior and interior), the windows, the stairs (if present), the fireplace (if present), the porches and then a general “other” category.

The electrical system consists of two categories, the electrical panel and then the branch components.  The panel cover is removed and any deficiencies in the panel are noted.  Each accessible outlet and light fixture is tested as well.  Electrical codes are constantly changing, so many of the houses (even recently constructed) may not comply with the current electrical codes.

The HVAC system has three components, the furnace, the air conditioning, and then the duct system, chases and vents.  The furnace is turned on, under most circumstances (heat pumps cannot be run during warm weather).  After the furnace cover is removed, the heat exchanger is observed as well as the other components that are visible when the cover is removed.  The air conditioning system is turned on and the cooling differential is measured.  The visible ducts, chases and vent systems are inspected.

The plumbing system consists of the plumbing supply, distribution system, the fixtures, drains, wastes, vents, the water heater, a whirlpool/therapeutic tub (if present), and other components.

The installed appliances include the dishwasher, garbage disposal, range hood and exhaust vent system, stove/oven/cooktop/, microwave, mechanical exhaust vents, garage door opener, and the dryer vent system.  The refrigerator, washer and dryer are often not present.  When they are present, they are not included in the inspection.

Because houses are built on site, and not in a factory, each house is unique.  Often, there will be differences between the same plan built by the same builder in the same neighborhood.  The inspection is an opportunity to discover and discuss some items that are unique to the house.

HOW IS THE HOME INSPECTION REPORT PRESENTED?

The Texas Real Estate Commission (TREC) requires a specific report form.  The deficiencies in the various systems will be reported and briefly explained in this report.  No home is perfect, and there may be many items noted as a deficiency.  My goal is for buyers to understand the condition of the home.  So, in addition to deficiencies, there is often additional information in the report to further explain the condition of the home.

During the years I spent with a home builder, I received many inspection reports that would take a considerable amount of time to understand.  I stared making a summary page to make it easier to understand.  I kept this practice up as I started doing inspections.  This summary page is an Excel spreadsheet that is convenient to use as a checklist, or can be easily changed into a cost control sheet.

WHEN SHOULD MY HOME BE INSPECTED?

Resale home:
The property should be inspected as soon as possible after the purchase contract has been executed.  There is a short window (from 7 to 10 days), called an option period, that allows for inspections to investigate the condition of the house.

New Construction:
Ideally, there are three progression points during the construction of a new home that should be inspected.  The first inspection is prior to pouring the concrete for the foundation.  The second inspection is after the framing of the house is complete and the mechanical systems have been installed.  This is sometimes called a “pre-drywall” inspection.  The last inspection is when the house is complete.  It should be scheduled a few days before the builder’s walk through.