What does the inspection involve?
The inspector looks at the house top to bottom, inside and outside. Observations and findings are explained to you upon completion of the inspection. You will receive a comprehensive, detailed narrative report within 24hrs of completing the inspection. Since we are licensed and regulated by the Texas Real Estate Commision, our inspections meet or exceed the Standards of Practice established by the Texas Real Estate Commision.
Do I need to be at the inspection?
You are welcome, but not required to be present during the inspection. We recommend that you be present for the last portion of the inspection which is the customer walk through where the inspector will go over his findings and answer your questions. The customer walk through will provide you with valuable additional insight:
- See first hand the condition of each key component throughout the house and property so you will have a better understanding of your house and of the inspection report.
- Put to rest any concerns about findings which, on paper may seem distressing but in fact may be superficial. For example, the inspector might explain that an unsightly column needs only a coat of paint, or that the problem that caused a water spot has previously been corrected.
- Learn about the operation of your new home-how the heating system works, how to control pilot lights, how to turn on various appliances and components, where shutoffs are to save time and avoid frustration. The inspector can point out maintenance needs and procedures and explain how and when to check items needing periodic monitoring.
- Have all of your questions and concerns addressed immediately as they arise.
Prior to the inspection, prepare a list of questions or concerns about the property. Relate these to the inspector in advance to ensure that such matters will be properly addressed and that any special arrangements can be made if necessary. Bring your list to the inspection.
If you have questions after reading your report, you can call us for clarification or details.
Would you buy this home?
At the end of many appointments, the first question clients often ask is, Would you buy this home? At this point we explain that we are not in the business of purchase decision consulting. The to buy or not to buy question is a personal one that our clients have to answer for themselves. The inspector describes the homes physical condition and indicates what items may need repair or replacement.
Its critical that our clients understand the information in our reports, so were always glad to explain why we feel something may need repair or further evaluation. We also want our clients to have a clear picture of items that are major issues vs. maintenance issues.
What are the inspectors qualifications?
RoadRunner Inspection Service's inspector is a degreed engineer with over 20 years construction experience, has received formal inspection training, is Licensed as a Professional Inspector by the Texas Real Estate Commission and as a Commercial Certified Applicator by the Texas Department of Agriculture - Structural Pest Control Service. These criteria plus excellent communications skills are the key qualifications for top notch home inspectors. Beyond this, we are active members of NACHI, TAREI, ICC and NSPF. This assures that we are receiving continuing education and have passed rigorous technical and ethical exams related to home inspection.
Can I bring family and friends along?
It works a lot better for you when there are no distractions. But you are the customer so we cannot tell you not to bring them. If you have to bring young children, be aware that they will need to be closely supervised at all times. Especially in someone elses home.
How long does it take?
That depends on the size and condition of the home, but typically 2.5 to 3 hours.
What does it cost?
It depends on the size of the house and type of foundation. The fee for an average single family home is $300. We are told repeatedly by clients that it was the best money they have ever spent.
Keep in mind youre hiring someone to review what may be the largest investment of your life. We strongly recommend you consider qualifications. experience, training and professional credentials before choosing an inspector based on price.
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When do we pay?
At the end of the inspection, either by cash, check or money order. Unlike some fees, inspection fees are not paid at closing.
When should I call a home inspector?
Typically right after all parties have signed the contract or purchase agreement. However, before you sign, be sure there is at least a 7-10 day Option Period in the contract, making your purchase obligation contingent on the findings of a the home inspector if thats what you wish. This clause should specify the terms to which both the buyer and seller are obligated.
Who arranges the inspection with the seller?
If agents are involved, we will set up the inspection with the seller's listing agent and reconfirm it with you and/or your agent. Your RoadRunner Inspection Services inspector carries a SUPRA key and with an access code from the Listing Agent can access most Realtor Listed properties. If youre dealing directly with the seller in a For Sale By Owner, typically you will confirm the date and time with the seller, and make sure someone will be home to let you and the inspector in.
Who gets a copy of the inspection report?
Inspection reports are confidential. We provide one copy to you, our customer and a copy to your agent with your permission. We do not provide copies to anyone else (including the seller). If you wish the seller or other third parties to have a copy you or your agent will need to provide it for them.
What if the report reveals problems?
No house is perfect. If the inspector identifies problems, it doesn't necessarily mean you should not buy the house. You will now have the objective and unbiased information that you and your Realtor will use to negociate with the seller. In some instances, a seller may adjust the purchase price or contract terms if major problems are found. If your budget is tight, or you do not wish to become involved in future repair work, this information will be extremely important to you.
Will everything the inspector finds wrong be repaired or replaced by the seller?
Its up to you to decide what to do with the inspectors findings. Everyones criteria for home ownership is different. Some people are handy and like projects; others have anticipated needed repairs and budgeted accordingly; while others can neither afford the time or money to make necessary corrections. If you are working with a Realtor, we strongly suggest that you discuss these issues with your realtor to help you reach a workable solution.
Can a house fail an inspection?
No. A home inspection is an examination of the current condition of your prospective home. Its not an appraisal, which determines market value, or a municipal inspection, which verifies local code compliance. Your home inspector, therefore, will not pass or fail the home, but rather describe its physical condition and indicate what things may need repair or replacement. At that point, you can determine whether or not the house fits your plans (and budget) for home ownership.
Maybe I should buy a new home instead?
Buying a new house does not mean it will be free of defects or not need regular maintenance. By buying a new home you will start out with all new systems and a builders warranty. However its a reality that newer homes are not necessarily free of problems. Any home, new or old, is complex and things can go wrong from the beginning depending on the quality of materials used and work done by the craftsmen that built the home.
Do you offer any guarantees?
On our service, absolutely. All our inspections are conducted according to the Texas Real Estate Commision's Standards of Practice. On the home itself? No. The product we sell is a professional opinion of the condition of the homes major systems, on the day we see it. Our complaint rate is too small to measure (less than one percent). But there's always the chance that something that looked good on inspection day could break the day after the inspection, or that some things simply were not visible or accessible during the inspection.
If the house proves to be in good condition, did I need an inspection?
Sure. Now you can complete your home purchase with your eyes open about condition of the property and all its equipment and systems. You will also have learned many things about your new home from the inspector's written report, and will want to keep that information for future reference.