Home Inspections: A Buyer’s Guide
A home inspection is your chance to learn what you’re really buying before you’re committed to it. A licensed inspector spends a few hours going through the home, top to bottom, and gives you a detailed report on its condition. In Texas, it usually happens during the option period, so you can still negotiate repairs or walk away based on what the inspector finds.
I work with inspectors I trust, and I’m happy to connect you with a few. Ask for recommendations.
What a general inspection covers
Texas inspectors are licensed by the Texas Real Estate Commission (TREC) and follow its Standards of Practice, which set the minimum they must check. Your report comes on the standard TREC Property Inspection Report form, covering:
Foundation, grading and drainage, roof covering, attic, walls, ceilings, floors, doors and windows.
Service entrance and panels, branch wiring, outlets, switches and fixtures, GFCI and AFCI protection, smoke alarms.
Heating equipment, cooling equipment, ducts and vents.
Supply and drain lines, water heater, fixtures, and gas lines where present.
Built-in appliances such as the dishwasher, disposal, range, oven, microwave, exhaust fans and garage door openers.
Pools and spas, sprinkler systems, outbuildings, wells and septic systems, when you ask for them.
Add-on inspections worth considering
Some things fall outside a general inspection or need a different license. Which ones make sense depends on the home’s age, location and features.
Done by a licensed pest control company, and often required by VA and some other lenders. Typically about $75 to $150.
A camera run through the main drain line. Worth it for older homes and homes with big trees over the yard. Typically about $150 to $350.
A structural engineer’s review when the general inspection flags movement. Typically about $400 to $800.
Equipment, surfaces and safety items. Typically about $100 to $250.
Common in the Hill Country and rural areas outside the city. Typically about $200 to $500 each.
Done by a separately licensed mold assessor when there are signs of moisture. Typically about $300 to $700.
Prices are typical published ranges, not quotes. Confirm current pricing with the inspector.
How it works, step by step
- Schedule it right away. In a Texas resale contract, inspections usually happen during the option period, a short window you negotiate up front, often 5 to 10 days. Book the inspector as soon as your offer is accepted.
- Attend the end of the inspection. A general inspection usually takes 2 to 4 hours. Plan to arrive near the end so the inspector can walk you through what they found.
- Read the report. You’ll get the report on the standard TREC Property Inspection Report form, usually within a day. Expect a long list: every home, even new construction, has findings.
- Decide what matters. Sort the findings into safety issues, major systems (roof, foundation, HVAC, plumbing, electrical) and minor maintenance. I’ll help you focus on the items worth negotiating.
- Negotiate or walk away. Before the option period ends, you can ask for repairs, a credit toward closing costs, or a lower price, or you can terminate the contract. If you terminate in time, you get your earnest money back; the option fee goes to the seller.
Austin homes: what to watch for
Central Texas has a few common issues. Our expansive clay soils make foundation movement a frequent finding, especially in older central neighborhoods with pier-and-beam foundations. Mature trees can damage roofs and sewer lines. Hail is hard on roofs, and summer heat is hard on air conditioners. Hill Country homes in Westlake, Dripping Springs and beyond may have septic systems, wells or steep lots that need a closer look.
Home inspection FAQ
Do home inspectors in Texas need a license?
Yes. Home inspectors in Texas are licensed by the Texas Real Estate Commission (TREC), and they must follow TREC’s Standards of Practice. You can check any inspector’s license and disciplinary history with TREC’s License Holder Search.
How much does a home inspection cost in Austin?
For a typical single-family home, a general inspection usually runs about $350 to $600, and more for large, older or rural homes. Add-ons such as a termite inspection or sewer scope cost extra. Get quotes from two or three inspectors.
How long does a home inspection take?
Most general inspections take 2 to 4 hours, depending on the size, age and condition of the home. Large homes and homes with pools, outbuildings or septic systems take longer.
What does a home inspection not cover?
Inspectors don’t open walls or check buried or hidden components like underground drain lines, and they don’t estimate how long systems will last or check code compliance unless the Standards of Practice require it. Termites, mold and plumbing pressure tests need separately licensed specialists.
Should I get an inspection on a new-construction home?
Yes. Builders’ own inspections and city inspections check for code minimums, not workmanship. Many buyers get a pre-drywall inspection, a final inspection before closing, and an 11-month inspection before the builder’s one-year warranty ends.
Can I skip the inspection to make my offer stronger?
You can, but I rarely recommend it. A better option is to keep a short option period and get the inspection done quickly. If you do waive it, you’re accepting the home with whatever problems it has.
Does the seller have to make the repairs?
No. In Texas, repairs are a negotiation. The seller can agree, offer a credit, lower the price, or say no. If you can’t agree before the option period ends, you can terminate the contract.
Should sellers get a pre-listing inspection?
It can help, especially on older homes. Finding problems early lets you fix them or price for them, which means fewer surprises once you’re under contract. Keep in mind that known defects must be disclosed on the Seller’s Disclosure Notice.
Need a reputable inspector?
I can connect you with licensed inspectors I trust, along with specialists for termites, sewer scopes, foundations and septic systems. Send me a note about the home, or call or text (512) 387-2708. You’re always free to choose any licensed inspector you like.
Sources: TREC: What Consumers Should Know About Texas Property Inspections, TREC: License Holder Search. This page is general information, not legal advice. See also the mortgage calculator and Moving to Austin.