What do home inspectors look for in Texas? The Texas Real Estate Commission has established standards of practice for licensed Texas home inspectors. The minimum Texas home inspection requirements include:
Structural elements
- Checking foundations, grading and drainage
- Roof structures, attics, insulation and covering materials
- Structural integrity and condition of interior and exterior walls, ceilings, floors, doors and windows, looking especially for water and termite damage
- Interior and exterior stairways
- Fireplaces, chimneys and vents
- Porches, balconies, decks and carports
Electrical and HVAC
- Service entrance and electrical panel
- Branch circuits and sockets
- Fixtures and connected devices
- Heating and cooling equipment
- Duct systems and vents
Plumbing
- Water heaters, softening systems and filters
- Pipes and fixtures
- Gas distribution systems
Appliances
- Dishwashers
- Food disposers
- Range hoods and exhaust fans
- Stoves, cooktops and ovens, including microwaves
- Garage door openers
- Washers and dryers, including exhaust
Landscaping and outbuildings
- Landscaping and fencing
- Irrigation systems
- Swimming pools and hot tubs
- Wells
- Sewage and septic systems
- Outbuildings
What is the home inspection process in Texas?
The home inspection process in Texas is straightforward. Your role is different if you are a buyer or seller. Here are the basics.
Before inspection
As a buyer in Texas, your real estate agent may recommend a licensed expert. Ideally, you or your bank will do the hiring. You should get a seller’s disclosure statement up front, so that you can focus your inspector’s attention on major issues.
If you are a seller, it’s recommended that you make sure your home is in the best order possible. Do the cleaning, decluttering and repairing in advance:
- Tidy up your home.
- Make sure smoke detectors have batteries and light bulbs are fresh.
- Clean appliances.
- Clear around major systems for ease of access.
- Re-caulk tubs and sinks.
- Make sure drains run freely.
- Repair leaks and damaged insulation.
- Gather owner’s manuals, along with repair and maintenance records.
During inspection
Inspections in Texas may take 2-4 hours to complete.
If you’re a buyer, you can accompany the inspector and ask questions as you go. It’s usually not advisable to be present if you are a seller, for a smooth and unbiased process.
The home inspector does a detailed walk-through of the home interior and a walk around the outside. They will climb the roof, slide into crawl spaces, turn on and test all systems and more.
They may use specialized equipment like moisture meters, gas detectors, cameras, drones or thermal imaging equipment. Texas home inspection law does not require such equipment, but some inspectors do rely on technology for a thorough inspection and to document issues.
After inspection
Before either a buyer or seller responds to the contents of an inspection report in Texas, it is vital to understand what is in it and what each detail means.
The inspection report and what it will include
The general sections of a Texas home inspection report include information about the property, followed by an assessment of each aspect of the structure and systems inspected.
Pictures, device readouts and notes typically back up what the inspector observed.
Lastly, there’s a summary and rating, noting safety concerns, serious defects and items called out for general repair or cleaning.
Common findings and how to interpret them
When looking at a report for a home inspection in Texas, safety concerns rank as the most important of issues. They require immediate attention.
Closely behind those are major defects that require repair or replacement by a licensed professional, which could be costly.
Both safety concerns and major defects can sometimes give a buyer a legal reason to get out of a contract to buy without losing their security deposit. They almost always give the buyer the power to renegotiate a lower price for the property.
When it comes to general repairs, a seller can often quickly do repairs or replacements to remedy the issue.
Next steps homeowners should take
If you have concerns about your home, you might pay out of pocket for a home inspection in Texas before you list your property.
You can save yourself from surprises that can derail a deal. You can do the minor repairs in advance and consider how you want to handle the bigger issues.
If you can’t afford to address all the needed repairs, you can honestly disclose them in your listing to take them out of negotiations. You can offer a home warranty that will cover buyer costs, should an issue like an aging HVAC system cause worry.
How much do home inspections cost in Texas?
You might wonder: How much is a home inspection in Texas? Costs can vary between $300 to $500. The national average is $350. When researching how much a home inspection in Texas is, cheaper isn’t always better. Consider these factors:
- Size of home
- Services requested (getting add-ons for mold testing, radon testing, etc.)
- Credentials of the inspector
- Equipment used by the inspector
- Timing
- How quickly you need the report
- Market prices for a home inspection in Texas
The undeniable value of home inspections
Texas home inspection law does not require you to take this step, yet both buyers and sellers benefit from having a home inspection.
On the seller side, you can protect yourself from having to negotiate a lower price or risk losing a sale when unexpected issues arise. If you pay to do a home inspection in advance, you can know what needs to be addressed and can decide if you want to take on the expense or if you want to disclose it up front.
On the buyer side, you save yourself from being blindsided by costly repairs. You will have a clear picture of the issues that you can use to negotiate for a better price or other seller concessions. For issues that aren’t time-critical, you can budget to handle them in the future.
You’re on your way to home ownership
A Texas home inspection is an important step for buying and selling a house. Because some systems, like your HVAC, can be expensive to repair or replace, it often pays to set up home services in Texas.
As a seller, it shows that you are a responsible owner who cares for the property. As a buyer, a home services plan may save you from unexpected expenses and will keep your systems running efficiently. Either way, a home services plan can give you more peace of mind.
