Home Inspection FAQ

Despite the fact that the property inspection industry is a pretty integral part of the real estate transaction process in Texas, you might be surprised to know that, in my estimation, many consumers don't have any idea what a home inspector really does!

I feel that it's my obligation as a professional to educate the consumer about the home inspection industry, and hopefully provide others with useful information that will help clear up confusion.

Below, you'll see my list of some of the questions many other inspectors are asked most often, and the correct answer to those questions. (Many of my answers will come directly from State of Texas Standards of Practice.)


One question I've heard alot lately:
How can you tell if a water heater or HVAC unit is going to continue working after the inspection?
-The short answer: We can't tell. A home inspector evaluates conditions at the time of inspection. 
The long answer: And neither can anyone else. I've seen water heaters in great condition, less than 5 years old, and then they go kaput. I've also seen 20+ year old water heaters that looked like they hadn't been maintained once, ever, continue to function as intended. Any contractor that tells the consumer that "this appliance will last for years to come" is just guessing. Logic says a new anything will work better than an older, used one. But life experience can tell any of us that this is not always true. 


Question: How come you didn't move that sofa to check the wall and floor behind?

Answer: Directly from TREC standards - (1) Accessible‐‐In the reasonable judgment of the inspector, capable of being approached, entered, or viewed without:(A) hazard to the inspector;   (B) having to climb over obstacles, moving furnishings or large, heavy, or fragile objects; (C) using specialized equipment or procedures; (D) disassembling items other than covers or panels intended to be removed for inspection; (E) damaging property, permanent construction or building finish; or (F) using a ladder for portions of the inspection other than the roof or attic space.


Question: How come my inspector didn't go in the crawlspace (or attic)? I know the plumber did the last time he was here!

Answer: The plumber may have been risking his own safety to enter the crawlspace. Most crawlspace accesses in West Texas are very small, as they were installed before the idea of confined spaces was relevant to us like it is today. And when I say small, I mean SMALL! Too small for a large child small! Texas Standards state: (5) The inspector is not required to: (A) enter a crawl space or any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high. Now, imagine with me, the plumber entering one of those afformentioned tiny crawlspaces, and becomes stuck; then what? Call the fire department! Damage part of the home to get him out! Who pays for the damage? Yep! The plumber. NO THANKS!


Question: Why did the home inspector say that the bathroom exhaust fan has to terminate outside? My city does not require that, and this home has always been that way!

Answer: Again, per Texas Standards: (f) Mechanical exhaust systems and bathroom heaters. The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; (4) ducts that do not terminate outside the building; 


Question: (Usually from sellers that insist on being present for the inspection) Why do you take so many pictures?

Answer: I usually take anywhere from 125 - 200+ pics per inspection, based on the size and condition of the home. I take these photos in the best interest of all involved. Most will not make into the report because they are not of defects, but are reporting that a system, or fixture was operating at the time of inspection, or that an area of the home was inspected or in a certain condition when inspected.

Question: Can I come to the inspection? 

Answer: YES! Please feel free to attend some, all, or none of the inspection. Whether you are the buyer or seller, you have a right to be there if you'd like to as far as I'm concerned.

Question: How long does your inspection take to complete?

Answer: It varies. If you plan to attend the inspection, plan to set aside about 3 hours, at least.

Question: When will you send me my report?

Answer: I like to complete the report as soon as possible so that the info is fresh on my mind, and also so you can get the information you need promptly. You should have your report the same day barring natural disaster, though many times, I'll send it to you in an hour or two after I finish the onsite  inspection.

That's all for now! Check back soon for helpful info you can actually use!

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