I think I could get into trouble if I finished that well known phrase, however, I may just have the answer or will certainly try to find one if I don't.

Due to my membership in trade association message boards and other home and/or construction related message boards, a wealth of knowledge is readily available from literally thousands of professionals. So even if I can't answer your question right away I may be able to get the answer relatively quick or at least point you in the right direction.

Whether you are a past client, potential client, or even if you just stumbled onto my website and have a question that you can't find the answer to, feel free to call and I will be more than happy to try and help you.

Frequently Asked Questions What is a home inspection? What does a home inspection include? Why is a home inspection important? What if my home was just built? Should I attend the inspection? How long will the inspection take? What if the inspection reveals problems? Is your inspection a "deal killer"? What is your license level? What forms of payment do you accept? What if I have questions after the inspection? Do you offer repairs? What should I NOT expect from a home inspection?

A home inspection is a non-invasive visual examination of a home which is designed to identify observed material defects within specific components of the home.

• A home inspection is intended to assist in evaluation of the overall condition of the home. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection and not the determination of future conditions.
• A home inspection will not reveal every problem that exists or ever could exist, but only those material defects observed on the day of the inspection.
• A home inspection will not reveal hidden problems that can only be discovered using destructive testing or invasive means of observation. I.E. wiring hidden behind sheetrock or plumbing components buried under or in the foundation.

An inspection report will describe and identify the inspected systems, structures, and components of the home and will identify material defects observed. Inspection reports may contain recommendations for correction, monitoring, or invasive evaluation by appropriate trade professionals. When these recommendations are made, they indicate more extensive evaluation by a specialist is needed to truly ascertain the extent of the problem.

For Home Buyers:

Emotion often affects the buyer and makes it hard to imagine any problems with their potential new home. A buyer needs a home inspection to find out the strengths and weaknesses of a home before closing so their dream home doesn't turn into a nightmare.

For Home Sellers:

More and more sellers are choosing to have a thorough inspection before or when they first list their home. First and foremost, you should have a home inspection for full disclosure. You will have demonstrated that you did all you could do to reveal any defects of the home. Secondly, you will save money by knowing now what defects exist. Don't wait until the negotiations have started and you are faced with costly repairs discovered on the buyer's inspection. Defects found before listing allows you to shop around for realistic estimates and not deal with inflated estimates that a buyer may present.

What if my house was just built? Unfortunately the Texas Legislature did not see fit to require true licensing when they created the Texas Residential Construction Committee. Other than paying a fee, no other requirements are needed to become a builder in Texas. Even the rules regarding the quality of materials, workmanship, etc. fall well short of what should be expected from a new home.

In addition to lack of licensing, many home builders state in their contracts the home will be built to meet applicable building codes, or words to that effect. Statements such as this can give a false sense of security, as most building codes are a minimum set of standards that must be met and they don't address quality and workmanship at all. Do you trust a builder that only meets the minimum requirements and has no regard for quality?

** The photo above is from an 11 month old home, the dryer vent was never connected to the roof top termination. Dryer lint was collecting in the attic space as well as covering the gas furnace installed in the attic. The homeowners were extremely lucky not to lose their home to a fire.

It is very helpful for you to attend at least the last hour or so of the inspection so I can explain and point out issues and answer any questions you may have. Seeing an item in person is often more helpful than a picture or words alone.

Shopping for a home can sometimes be a sprint race. You are trying to view as many homes as possible, as quickly as possible. Attending the inspection is an excellent way to slow down, learn a little more about the home, take measurements and see things that you may have missed before. In short it allows you to spend more quality time in the home.

I do welcome you to attend the inspection the entire inspection, but please keep in mind that I will need time and space so I can do the best job possible.

For most homes the inspection can take anywhere from 3 - 3 1/2 hours. Older homes, larger homes, or those with several issues will require additional time.

What if the inspection reveals problems? All homes (even new construction) have problems. Every problem has a solution. Solutions vary from a simple fix of the component to adjusting the purchase price. By having a home inspection the problems can be addressed before the sale closes. Sellers have three options when problems are found; they may have the repairs made, they may adjust the price, or they may choose to do nothing. Consult with your real estate professional for help in prioritizing a list of problems to present the seller.

This term is applied by some real estate agents to home inspectors whom they deem picky or overly concerned. They like an easy going home inspector who points out many of the positive aspects of the home while minimizing the negative.

They will make statements such as "This inspector charges too much", or "That inspector takes far too long", or "Our firm doesn't like to use her". When you hear such things from your agent it may be time to find a new one who will work for you, not for the sale.

• Most real estate professionals don't operate this way and truly want to help find what you are looking for.
• I work for you not the realtor. If I see problems with the home, I will tell you.

There are three license levels issued by the Texas Real Estate Commission:

• Apprentice Inspector - requires direct supervision by a Professional Real Estate Inspector
• Real Estate Inspector - requires indirect supervision by a Professional Real Estate Inspector
• Professional Real Estate Inspector - highest level issued by the Texas Real Estate Commission

I accept cash, checks, or money orders.

What if I have questions after the inspection? If you don't understand something about the report, need advice for finding qualified repairpersons, or even to ask something about the operation of the home, please do not hesitate to call. I try to answer my phone all day, every day, even weekends and holidays. But please understand that I occassionally have to sleep and eat. My goal is to build long term relationships.

No, the Texas Real Estate Commission and most home inspection trade organizations specifically prohibit this type of activity by home inspectors. Even if that prohibition were not in place, offering to fix deficiencies found during a home inspection is a conflict of interest in my opinion. By not offering repair and remodeling services you can be assured that issues I find will be done in your best interest not in the interest of my wallet.

To avoid any appearance of impropriety, I take this one step further and don't even give references for repairpersons or companies to correct issues found during the inspection.

• A home inspection is not protection against future failures. A home inspection tells you the condition of components at the time they were inspected. For protection from future failure you may want to consider a home warranty.
• A home inspection is not an appraisal that determines the value of a home. Nor will a home inspector tell you if you should buy the home or what to pay for the home.
• A home inspection is not a code inspection, which verifies local building code compliance. While a knowledge of building codes is essential to performing a good inspection, a home inspector can't pass or fail a house. Homes built before code revisions are not obligated to comply with the code for homes built today. Home inspectors will report findings when it comes to safety concerns that may be required in the current code, such as smoke detectors inside all bedrooms.

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