Home Inspection for a Buyer

If you are wondering what we inspect, click the link. If you are buying a home in Arlington , Fort Worth , or Mansfield click on the link to see some of the issues we have seen during recent home inspections.

If you would like to attend the entire inspection, you are more than welcome. A standard inspection, however, generally takes around 3 hours, and I certainly understand that time is hard to come by. The most common way we handle things is for you to arrive near the end of the inspection. At that point we will spend whatever time is necessary walking around the property with you and showing you absolutely everything that will be in the report. We usually have the house to ourselves during the inspection, so you may want to arrive a little early and measure the space or just look around a little more closely at the home. The bottom line is that you are welcome to be there for the entire inspection, show up at the very end, or anything in between. It is completely your choice. Our preference is for you to be there the entire time because we are very proud of our service and our attention to detail and we like for you to see that first-hand. There really is a great deal to learn from the process and your presence can be of great benefit to you.
If, however, you prefer not to attend for any reason, I strongly recommend that we at least meet at the end of the inspection so we can go over the most important findings in person. At the end of the inspection, I will provide you with a User Name and Password to access your report online using the "Get Your Report" button. The report is generally around 25 pages with pictures.

If, however, you can't be there at all due to some important life-event (like a Cowboy's game), you can choose any combination of the following options (within 24 hours of inspection):
We can post your report on the website. You will access it using the "Get Your Report" button. The file is password protected.
We can email the report to you.
We can print the report and mail it to you or we can deliver it to your agent, if you prefer.

Home Inspection for a Seller

The vast majority of buyers are going to hire a home inspector before they purchase, and 99% of inspections are going to find deficient items. Even though many issues may be simple repairs, some particular items tend to frighten buyers, especially items involving the safety of their family. Even the accumulation of many small, common maintenance issues can make buyers feel like the house has not been cared for. In this market no one can afford to lose a potential buyer. A pre-listing home inspection can identify these items BEFORE your house is inspected by the buyer, allowing you to greatly reduce the likelihood that your buyer is scared away by safety or maintenance concerns. As a seller, you are very likely going to have to address safety issues before you sell anyway, so it makes perfect sense to take care of those issues before they cost you the sale!

Termite Inspections

Most of the radon testing in this country is performed by home inspectors. According to the Surgeon General, Radon is the second leading cause of lung cancer. Radon is a cancer-causing, radioactive gas that is found all over the U.S. and comes from the natural (radioactive) breakdown of uranium in soil, rock and water. You can breathe or ingest it into your body. Every house has radon; the question is, how much. The EPA's limit is 4.0 picocuries per liter (pCi/L). The only way to find out if radon is present is to test for it.

The first action that the EPA suggests upon receiving a positive test result is to re-test. Since most people are having a home inspection due to a purchase, you will need to have a side-by-side double test performed.

The test should be considered reliable only if the house has had its windows and doors closed for at least 12 hours before and during the test. The test should be for a time period of at least 48 hours. The test kit should be placed in the lowest lived-in level of the home (for example, the basement if it is frequently used, otherwise the first floor). It should be put in a room that is used regularly (like a living room, playroom, den or bedroom) but not in your kitchen or bathroom. The test kit is to be placed at least 20 inches above the floor where it will not be disturbed and away from drafts, high heat, high humidity and placed away from exterior walls.

If the test is positive you may want to have a radon reduction system installed. The cost for such a system can range from $500 to $2,500 depending on how the house is constructed.

Structural Systems:
Foundation Performance Opinion
Roof Covering & Structure
Attic Inspection (Structure & Ventilation)
Fireplace & Chimney
All Doors & Windows

Plumbing System:
Exterior Water Hose Faucets
All Interior Faucets & Fixtures
Static Water Pressure
Laundry Connections
Drains, Waste & Vents
Water Heaters (gas or electric)


Electrical Systems:
Main Panel Box & All Sub Panels
Service Entry Wires & System Capacity
All Visible Branch Wiring
All Accessible Plugs
All Fixtures

Heating, Ventilation & Air Conditioning:
Gas or Electric Heating Equipment
Air Conditioning (indoor & outdoor units)
Ceiling and/or Floor Registers
Temperature Differential

Dishwashers & Disposals 
Ovens & Cooktops
Trash Compactors
Bathroom Fans & Heaters
Garage Door Openers
Dryer Vents

These Items are Inspected in a Standard Home Inspection

Optional Systems:
Sprinkler Systems
Pools & Spas
Septic Systems

If your lender is requiring a WDI Report (Wood-Destroying Insect), our Termite Inspections are performed by Step by Step Pest Services. They charge $60 for their services (under 3500 feet) and they will produce your WDI Report online almost immediately. Please understand that they make every effort to meet us at the inspection, but can only guarantee same-day service due to volume. If they are unable to meet us at the home inspection, they will call you directly after they finish their WDI inspection.
Homes Over 3500 feet are $80.
Homes Over 7000 feet are $100.
Homes Over 10,000 feet are $120.
For more information, see www.StepByStepPest.com

These days, it is fairly standard for builders to offer a 10-year warranty on Foundation and Structure, along with a 'One-Year Builders Warranty' that covers basically everything in the house. If your one-year warranty is about to run out, it is certainly in your best interest to have a home inspector determine what items are in need of repair. Reputable builders will honor their warranty and should be willing to make any repairs that are determined to be necessary, but they will usually only accept the recommendations of a licensed home inspector. We will perform our normal inspection process and give you a report on the condition of every aspect of your home. We can produce a report in our standard form, or we can produce a form that is more of a List of Recommended Repairs for you to give to your builder. This is the second most common inspection that we perform; customers that trusted us to inspect their new home almost always come back to us for an end-of-warranty inspection.

During a standard Pool  inspection, we will do the following:
     - Visually inspect the pool and equipment
     - Operate the filter and all pumps, checking for any visual mechanical, electrical, or safety deficiencies
     - Operate the light(s) and heater(s), if any
     - We will not disassemble any item, including the filter, for any reason.
In our experience, pools are guaranteed maintenance points and a constant expense. If you've owned a pool before, you probably agree. We will do our best to share our general knowledge of your pool and its equipment. If you are a first-time pool owner, we strongly recommend that you get expert advise on the care of your specific equipment before attempting to care for it yourself. Paying a professional to initially care for your pool and teach you until you are comfortable doing it on your own can save you a lot of money and frustration in the long-run.
Please understand that this is a visual inspection only. Possible leaks below ground in plumbing or at drain lines or light fixtures will not be detected. If you are concerned about these issues, you should have a more thorough inspection performed by a specialist using sophisticated tools and procedures that we do not utilize.

During a sprinkler inspection, we manually operate each zone and visually confirm that the heads are present and functioning properly. We also check for proper coverage area. This takes a little time and a lot of walking, but we find broken and missing heads fairly often, so it is worth the effort in our opinion. We do not check any programming features.

Well Inspections & Well Water Tests

Our well inspections consist of inspecting the pump, the pump housing, the pressure tank, and attachments. We will report the condition of all of these components, and submit a water sample for testing. The test is designed to determine the basic 'drinkability' of the water. This test has a 3-business day turnaround time from the time we submit the sample to the lab.
There are additional water tests available for additional fees. Give us a call if you would like to discuss additional tests.












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House Inspection
Our inspections of multi-family buildings such as condos, duplexes, or four-plexes follows the same procedures as a standard buyer's inspection. The price scale is slightly different because there are additional items to consider such as extra kitchens, bathrooms, and appliances. Basically, we charge standard pricing by the square foot plus $50 for each additional unit. For example, a 2500 square foot duplex would be $295 + $50. Or a 3500 square foot 4-plex would be $350 + 50 + 50 + 50. This should give you a basic idea of the price to expect, but please call us to discuss your specific property, because there are almost always special circumstances to consider on this type of inspection.

We are proud to be certified by the Texas Department of Insurance as a member of the Voluntary Inspection program. You will find that all inspectors charge the same amount for these inspections, because the fee is decided by TDI. Click here to get all the information you need concerning VIP Inspections. We are happy to travel anywhere in the DFW area.

We are proud to offer Thermal Imaging Inspections as an add-on to a standard inspection or as a stand-alone service. Click here to learn everything you need to know: Thermal Imaging Inspections