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Real Estate Inspection FAQs

Whether you are buying or selling a home, the following is a list of some questions you may have concerning a real estate home inspection. If you have additional questions or want to talk with us directly, please Contact Us.  

What is a real estate inspection?

My Realtor suggested a home inspection, do I need an inspection and how will it benefit me?

When should I call in a Home Inspector?

What if I have questions after the inspection?

How long does it take to complete the inspection?

If I am buying a home that had an inspection prior to my purchase can I see the report? 

How do I receive the report?

Can I fail a Home Inspection?

How much does it cost?

Who should pay for the inspection, the buyer or the seller?

Can I be present at the inspection?

Are you independent?

How do I find an inspector that will represent me?

Do you have an inspection agreement?

Do you do septic or termite inspections?

Questions/Contact us

What is a real estate inspection?

A standard home inspection will include a review and report on the condition of the home's visible HVAC system, plumbing and electrical systems; the roof, attic, and insulation; walls, ceilings, floors, windows and doors; the foundation, basement, and structure.   Our inspection will also include a review period with the Inspector.  If you are present during or at the end of the inspection, the review will take place at that time.  If for any reason you cannot be present for the inspection, the inspector will review the report with you over the phone at a scheduled time.  The inspection is not intended to be an exhaustive inspection of every component present in the home or of cosmetic items or environmental concerns.  A service of this nature is available from specialty companies, but at a much higher fee then the standard home inspection.

In Texas, there are standards of practice to which all real estate inspectors must adhere.  You can review those standards of practice by going to http://www.trec.state.tx.us the Texas Real Estate Commission web site.   

My Realtor suggested a home inspection, do I need an inspection and how will it benefit me?

A purchase of a home is often times the largest single investment an individual or couple makes.  It is in your best interest to learn as much as you can about the condition of the property and the need for any repairs before you buy.  It is our mission at Coastal Bend Inspections to help our clients make informed decisions.  We believe this can minimize unpleasant surprises and difficulties afterwards.  Here are some of the benefits and types of services you can expect. 

The benefits to someone selling a home is that the seller can identify key repair areas prior to placing the home on the market as well as a assurance of what type of issues may arise during an offer / counter offer situation.  

For new construction purchases, we recommend phased inspections.  The first is referred to as a pre-pour inspection, which takes place before the slab is poured; the second is an open frame inspection, which takes place after a home is framed and includes an inspection of framing, electrical and plumbing components.  This occurs before sheet rock is added.  And the final inspection takes place before your walkthrough with your builder.  The benefits from this are that you are working with someone during the building of your home prior to its completion and your acceptance.   

An inspection report provides resale home buyers with a “punch” list of repairs they may want to request prior to closing or keep track of for your future homeowner maintenance and project plans.  You may learn about serious defects as well as minor inexpensive repairs you can consider for the future. 

There is also an inspection that can be done prior to the expiration of your 1-year home warranty.  This inspection can help you identify potential warranty items that you may ask the insurer to repair.   

When should I call in a Home Inspector?

Usually this occurs after the contract or purchase agreement is signed.  Verify with your Realtor that there is an inspection clause in the contract that allows you to make your purchase obligation contingent upon the findings of a professional home inspection.

We encourage you to contact us with any questions you may have. 

Each home is different due to age, size and condition.  Our average inspections take between 3-5 hours with an additional 1-2 hours spent generating a customize report.  We will do everything possible to schedule your report as soon as possible because we recognize the urgency behind real estate transactions.  Once the inspection is completed, we are committed to getting a report back to you within 24 hours of the on-site inspection.  We believe in doing it right and that giving good customer service is more important than a “fast” inspection.

You would have to obtain that report from the owner of the report. 

We can e-mail a PDF file of our report / pictures, fax you or mail you a hard copy or send you a CD ROM of the report depending on your preference.

No. A professional home inspection is a visible inspection of the current condition of a home. It is not an appraisal to determine market value, or a municipal inspection, which verifies local code compliance. We do not pass or fail a house or give purchase advice.  Our reports describe a home’s visible physical condition and may provide repair recommendations.  Keep in mind that no house is perfect. If the Inspector identifies repairs, it doesn't necessarily mean you shouldn't buy the house, only that you will know in advance what to expect and to identify possible items for negotiation.

Prices can vary by type of inspection, square footage, area of service as well as optional systems that need to be inspected.  Please see our service and prices page to learn more about our services and how you can get information or a quote for your particular inspection needs. 

It depends on who the inspection is for, the buyer or the seller.  We perform services for both, but in all cases, the report is only shared with the individual (s) purchasing the report.  As we stated in previous questions there are various types of and purposes for inspections.  It is not uncommon for a seller to hire us prior to the marketing of their home.  In these cases the seller pays for and receives the report.  In other instances a buyer may hire us prior to their final decision to purchase a home.

Absolutely yes.  We prefer our clients to be present throughout the entire inspection.  The opportunity to see first hand the findings of the inspector is a valuable opportunity to learn more about the home you are purchasing.  Being present through the entire inspection enhances your understanding of the property condition and what is significant and, just as importantly, what is not significant to your decision process.  

We are independent and only work for our clients and are only paid by our clients. 

Realtor referrals are common and in most situations acceptable. Ask your Realtor for a list of inspectors in your area.  Coastal Bend Inspections never accepts payment from Realtors or pays for any exclusive relationship/referrals.  While we have good working relationships with many Realtors we both maintain independence and objectivity from each other. 

Yes, please to our services page to learn more about our inspection agreements and reports.

No, we are not certified in these areas.  You need what is known as a NAWT Certified inspector for your septic. Go to www.txowa.org for a list of certified inspections.  Termite inspections require someone who is licensed to perform WDI (termite) reports.  While I do not have these professional licenses, I am happy to assist you with locating a local service provider as well as coordinating those services for you as part of our service. 

We are interested in knowing your experience with us as well as other inspectors.  Information you would like to see on our web site.