A home inspection is an opportunity for the home buyer, home seller or home owner, to get an idea as to the condition and/or function of the home and its major components. The inspection is limited in time and scope. The inspector may have 2 to 3 hours to examine all of the home and to form an opinion. The inspection is visual, non-invasive, and not exhaustive. So, what not to say?

The home inspection period is a critical phase in the home buying process. It is during this time that the buyer is granted an opportunity to thoroughly evaluate the condition of the property. This phase allows the buyer to make an informed decision based on the findings of a professional home inspection. Essentially, the buyer faces three primary choices:

  1. Accept the Property: The buyer may choose to accept the house in its current state, acknowledging any minor issues that might not significantly impact the overall value or safety of the home. Acceptance typically means the buyer is satisfied with the property and is willing to move forward with the purchase without requesting additional repairs or modifications.
  2. Request Repairs: If the inspection uncovers problems, the buyer might negotiate with the seller to carry out repairs before the final sale is completed. This request is often a result of defects or issues highlighted in the inspection report that the buyer considers important enough to address. It’s not uncommon for buyers to provide a list of specific repairs or ask for a reduction in the sale price to accommodate the cost of these impending repairs.
  3. Walk Away from the Transaction: The other course of action available for the buyer, which can be exercised if the inspection reveals significant defects that may affect the property’s value or result in substantial repair costs, is to walk away from the purchase altogether. In such cases, the buyer may consider the issues too substantial or costly to fix and might choose to use their option to terminate the contract, depending on the terms of the agreement. When they decide to walk away, they’re essentially exercising their right to look for a different property that meets their standards and expectations.

A home inspection is a visual, non-invasive, and non-exhaustive view of the condition of the home at that specific moment in time.

Steve Tennison,
Owner at Accurate Inspections

The decision made post-inspection varies from buyer to buyer and is influenced by factors such as the nature of the issues discovered, the costs to address them, the transaction timeline, market conditions, and personal tolerance for such problems. It’s most advisable for a buyer to discuss the findings of the inspection with their real estate agent and, if necessary, a real estate attorney to fully understand their options and the implications of each decision. It’s also important to keep communication channels open with the seller, as many post-inspection negotiations hinge heavily on goodwill and the willingness of both parties to come to a mutually satisfactory agreement.

What is checked?

The inspection should cover all of the major components and systems of the house. In Texas, we inspect based on the Texas Real Estate Commission’s Real Estate Inspector Standard Of Practice (TREC SOP) The TREC SOP is a minimum standard of what needs to be checked during a home inspection that is part of a real estate transaction.

What is covered in the TREC SOP?

  • Foundations
  • Grading and Drainage
  • Roof Covering Materials
  • Roof Structures and Attics
  • Interior & exterior walls, doors and windows
  • Ceilings and floors
  • Exterior and interior glazing
  • Interior and exterior stairways
  • Fireplaces and chimneys
  • Porches, Balconies, Decks, and Carports.
  • Electric Panels
  • Outlets and Lights
  • Heating & Cooling Equipment
  • Plumbing Systems
  • Water Heaters
  • Jetted Tubs
  • Gas distribution systems.
  • Appliances – Dishwashers, Food Waste Disposers, Ranges, Microwaves
  • Range hoods and exhaust systems
  • Bathroom vents & heaters
  • Garage door operators
  • Dryer exhaust systems
  • Optional systems include:
  • Landscape irrigation
  • Swimming pools, spas, hot tubs, and equipment
  • Outbuildings
  • Private water wells
  • Private sewage disposal systems
  • Other built-in appliances

What Not To Say to a Home Inspector

What Not To Say If I’m The Home Buyer?

If you are the home buyer, this is your time to ask question. This is your time to point out issues that you or your real estate agent noticed during your walk thru or that came up in the seller’s disclosure. Most inspectors will ask as they start the inspection if there is anything you are concerned with or that you would want them to pay closer attention to.

Here are a few things to think about as the home buyer.

  • Be present during the home inspection. It is important for you to be there. The inspector can explain things better in person and answer your question than if you just read the report. Even if your agent says not to be there, be there.
  • Don’t follow the inspector around or interrupt them. The inspector has a routine. This routine helps them make sure they don’t miss items during the inspection. If you have a concern, wait until the inspector gets to that area or item before asking a question.
  • Don’t be overly concerned about the small things. The inspection should point out the more major items that will be more costly over the long run. A piece of loose trim or a poorly caulked corner is cosmetic in nature and will not cost you as a homeowner $$$ to fix later.

All homes would benefit from a home inspection. New construction home as well as resale homes have issues that can be identified and corrected. Contact Accurate Inspections to schedule an inspection either online or by phone (call or text) 830-822-3400

What Not To Say If I’m The Home Seller?

If you are the home seller, it could be detrimental for you to be present at the inspection. The home inspector works for the person paying for the inspection. If the potential buyer is the client, their obligation is to inform the client what they know.

Here are a few recommendations for the home seller:

  • Don’t be present at the inspection.
    • Two reasons:
      • 1.) Allow the inspector to do their job. Some may feel intimidated by the seller being in the home with them.
      • 2.) You may disclose items you “forgot” to put on the sellers disclosure.
  • Don’t have conversations with the inspector about the house. Wanting to be a good homeowner, you will naturally explain why things are the way they are. You may disclose damage that is not noticeable or evident. You may disclose unqualified repairs. This is a definite “what not to say” moment.
  • Don’t try to fix everything the inspector finds right after they find it. Many of the smaller items on an inspection report never find their way onto a repair request. The leaky shower head doesn’t have to be fixed right away!
  • Don’t take the inspection report personal. The deficiencies found during the inspection are not a reflection on you. They are not a personal attack on you.

As a seller, you can avoid this by getting your own inspection before you list your home for sale. This allows you to know what you need to fix and what to expect if the buyer has their own inspector and inspection report later. This is a seller’s inspection or pre-listing inspection. Contact Accurate Inspections to schedule an inspection either online or by phone (call or text) 830-822-3400