Texas Home Inspection FAQ
What every Texas buyer needs to know about home inspections and the option period.
Inspection Basics
What does a home inspection cover in Texas?
Texas home inspectors follow TREC standards covering: structural systems (foundation, framing), electrical systems, plumbing, HVAC, roofing, insulation, exterior (siding, grading, drainage), interior (walls, floors, doors), and appliances. They provide a written report with photos documenting all findings.
How much does a home inspection cost in Texas?
General home inspections cost $350-$600 depending on home size and age. Additional inspections: termite/pest ($75-$150), foundation ($300-$500), pool ($150-$300), septic ($250-$500), roof ($150-$300), and sewer scope ($150-$300). Most buyers spend $500-$1,000 total on inspections.
How long does a home inspection take?
A thorough inspection of a typical home (1,500-3,000 sq ft) takes 2-4 hours. Larger, older, or more complex homes may take longer. Buyers should attend the last 30-60 minutes to walk through with the inspector and ask questions about major findings.
When should I schedule the home inspection?
Schedule immediately after your offer is accepted. In Texas, you typically have a 7-10 day option period to complete inspections. Book within the first 1-2 days so you have time to receive the report, review findings, and negotiate repairs before the option period expires.
Understanding Your Report
What are the most common home inspection findings in Texas?
Common Texas findings include: foundation issues (clay soil movement), HVAC problems (hard-working AC in heat), plumbing issues (older galvanized pipes), electrical problems (outdated panels), roofing wear (hail damage), drainage issues, termite activity, and attic insulation deficiencies.
What is a deal-breaker on a home inspection?
Major concerns include: significant foundation problems ($10,000+ repairs), active termite damage, major plumbing or electrical issues, roof needing full replacement, mold, evidence of flooding, and structural defects. Whether these are deal-breakers depends on cost, seller willingness to repair, and your budget.
Should I worry about minor inspection findings?
No home inspects perfectly. Minor issues like dripping faucets, missing caulking, or worn weatherstripping are normal and inexpensive to fix. Focus negotiations on safety issues, major systems (HVAC, plumbing, electrical, foundation, roof), and items over $500 to repair.
Do I need a foundation inspection in Texas?
Foundation inspections are strongly recommended in Texas due to expansive clay soils that cause movement. Signs warranting inspection: cracks in walls/brick, sticking doors, uneven floors, or gaps around windows. Cost is $300-$500 from a structural engineer, separate from the general inspection.
Negotiating Repairs
Can I ask the seller to fix everything found in the inspection?
You can ask, but it's not strategic. Focus repair requests on: safety issues, major system defects, and items materially affecting value. Asking for every minor item can frustrate sellers and risk losing the deal. Your agent can help prioritize the most important items.
Should I ask for repairs or a credit at closing?
Credits are often better because you control the quality of work and choice of contractors. Sellers doing repairs before closing may choose the cheapest option. However, lenders may limit credits (typically up to 3-6% of purchase price). For major items, repairs with licensed contractors and warranties may be preferred.
What if the seller refuses to make repairs?
You have options: accept the home as-is (adjusting your offer accordingly), negotiate a price reduction, ask for a credit at closing, or exercise your option period right to terminate and receive your earnest money back. Your agent can advise the best strategy based on market conditions.
Can I back out after a bad inspection in Texas?
Yes, during the option period you can terminate for any reason and receive your earnest money back (you forfeit only the option fee, typically $100-$500). After the option period, your ability to terminate is limited to specific contract contingencies. This is why the option period is so important in Texas.
Special Inspections
Do I need a termite inspection in Texas?
While not legally required, termite inspections are strongly recommended. Texas is in a high-risk zone for termites, especially subterranean termites. Cost is only $75-$150 and can reveal thousands in potential damage. Many lenders require termite clearance for FHA and VA loans.
Should I get a separate roof inspection?
A dedicated roof inspection ($150-$300) by a licensed roofer is recommended for homes over 10 years old or in areas with hail exposure. General inspectors assess the roof visually but may not catch all issues. The roofer can estimate remaining life and identify insurance claim potential.
What about pool inspections in Texas?
If the property has a pool, budget $150-$300 for a pool inspection. Inspectors check equipment function, structural integrity, safety features (fencing, drain covers), and plumbing. Pool repairs can be expensive ($2,000-$15,000+), so knowing the condition before buying is important.
Home Inspection Resources
Information on this page is sourced from official Texas and federal agencies. Always verify current rates, requirements, and regulations with the appropriate authority.
- Texas Real Estate Commission (TREC) - Licensed inspector requirements and standards
- American Society of Home Inspectors (ASHI) - National home inspection standards
- International Association of Certified Home Inspectors - Inspector certification and standards of practice
- Texas Department of Insurance - Home warranty and insurance information
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