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Frequently Asked Questions
Just click on the question and it will take you to the answer.

1. Why get a home inspection?

The purchase of a home is the largest single investment most people will ever make. It is important to learn as much as possible about the condition of the property before you buy. A home inspection can minimize unpleasant surprises and difficulties after the purchase. A home inspection will give you a much clearer understanding of the property you are about to purchase. A home inspection provides an impartial, in-depth, evaluation of the physical condition of the property both mechanically and structurally. A well done inspection will aid the buyer in planning and budgeting for future home repairs by letting you know what kind of life expectancy might be had from the major components and systems.

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2. Who needs a home inspection?

If you are buying a new home, either newly constructed or pre-owned, you need an inspection for your protection. If your new home still has a warranty from the builder you are very smart to have a home inspection before it expires. I have not inspected any new homes under construction or homes under the builder's warranty where there was nothing to be fixed, replaced or repaired. There has always been something that needed work, you shouldn't be the one that pays for it!

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3. Why can't I have my friend, who is a handy man,
inspect my house?

This is the biggest mistake many potential new homeowners make when purchasing a home. Although the person you are considering may be very skilled, they are not trained or experienced at professional home inspections. Professional home inspection is a unique skill like no other. Professional inspectors get what we call an inspector´┐Żs instinct for problems. That instinct takes extensive training and lots of experience doing inspections to develop. Many contractors, and other trade professionals hire a professional home inspector to inspect their homes when they make a purchase.

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4. What will a home inspection do for me?

For The Home Buyer a pre-purchase inspection offers the consumer the knowledge to make a more informed purchase. An inspection may prevent you from being responsible for costly repairs.

For The Home Owner a pre-listing inspection can be used as a tool in selling your home. Inspection can be used as an instrument to quantify & prioritize repairs.

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5. Who makes the home inspection?

The Texas Real Estate Commission regulates real estate inspectors in the state of Texas. There are minimum guidelines concerning what the inspector is required to inspect, and in some cases, the manner in which the inspection must be carried out. In order to obtain a license from the State of Texas to make property inspections, the would be inspector must fulfill the educational and experience requirements mandated by the State and then pass one or more examinations. There are three levels of licensing granted by the State of Texas; Apprentice Inspector, Real Estate Inspector, and the highest level of licensing, the Professional Real Estate Inspector.

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6. When is the right time to get the inspection?

A home inspector is typically contacted right after the contract or purchase agreement has been signed. The contract you sign should always include an inspection clause that makes your purchase obligation contingent upon the findings of a Professional Home Inspection. This clause should specify the terms to which both the buyer and seller are obligated and typically has a window of time for the purchaser to get the inspection completed.

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7. What does a home inspection cost?

Rates will vary from home to home depending upon the square footage and any optional systems the home buyer may want inspected. Beware! Choosing a home inspection based on price alone is not a smart thing to do with your money and your home! Home inspectors that charge low ball rates have to charge low rates in order to keep business coming in because they are either new to the industry or because they do such poor inspections that they never have any refferals from their past clients. Why people would put their dream home at risk over a $25 to $50 price difference is crazy! Check out our link on the side for our rates!

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8. How long will a home inspection take?

A speedy inspection is a sloppy inspection. A good home inspector will take up to three hours or even longer to perform a thorough home inspection, depending on the property's size, age, condition and amenities (pool or spa, sprinklers, outbuildings, etc.).

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9. Should I be present at the inspection?

It is not necessary or required that you to be present at the time of inspection, but it is recommended. You will be able to observe the inspector and ask questions directly allowing you to learn more about the condition of the home, how its systems work, and how best to maintain it. You will also find the written report easier to understand if you have had the opportunity to see the property through the inspector's eyes.

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10. Is a home inspection a guarantee or warranty
that there is nothing wrong with the house?

No, an inspection is just an inspection. It is information about the condition of the house as discovered by the inspector at the time of the inspection. Remember that the inspector will not open walls or dig up sewer lines. You can't expect the inspector to be responsible for replacing a furnace which malfunctions a month after you buy the house just because the inspector reported that it was functioning properly at the time of inspection. Inspectors report on current conditions and expected events or life cycles of equipment and components. If, for some reason, the furnace does malfunction before the normal time period, the inspector is not liable. Similarly, equipment sometimes lasts much longer than expected and reported by the inspector.

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11. My contract includes a home warranty policy,
isn't that protection enough?

Not at all. Such home warranty policies will not cover all aspects of the home's systems and structures (roof, foundation, and so on). Furthermore, such policies often have numerous exclusions and pre-existing condition clauses that will not protect you in all cases. That is not to say that such policies are a bad idea. On the contrary, they can be a real asset if something covered by the policy should unexpectedly fail. They are, however, no substitute for a good home inspection.

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12. I am getting a FHA loan and there will be an appraisal.
Isn't the appraisal inspection adequate?

An appraisal is an estimate of market value of the property and is used to set the maximum amount the lender will lend on the property. While the appraiser does look at the GENERAL condition of the house and is supposed to list those items needing repair when the house is financed with an FHA insured loan, the appraiser is not a home inspector. A Professional Real Estate Inspector is specifically trained and more experienced at inspections and looks at more things, in greater depth.

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13. Will FHA help pay for the cost of the inspection?

Paying for the inspection will be your responsibility. However, the FHA believes inspections are a very good idea and therefore will allow most, if not all, of the cost of the inspection to be used to satisfy the FHA's cash investment requirements when buying the house.

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14. When can I get my home inspection report?

You'll want it fast. We complete our report onsite and review it with you there. If you have questions, we will walk you over to that part of the house for a tutorial.

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15. Should my realtor get a copy of the report?

I strongly suggest that you give a copy of the report to your realtor. The quicker they can get the report, the quicker both of you can decide if there is a need to renegotiate, get the seller to fix or repair an item or just to give you an allowance for it. We've had clients who forgot to give their realtors the report until right before the day of closing, then had to delay the closing because there were items they wanted the seller to fix.

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16. What happens if problems are found?

There is no such thing as a perfect house. If the inspection does identify problems, it doesn't necessarily mean you shouldn't buy the house. You are always free to negotiate with the seller and attempt to come to an agreement about how problems will be corrected. This may involve adjusting the purchase price or contract terms, or an agreement that repairs will be completed before the sale continues. Most problems can be repaired with rare exceptions. What is most important is that you be aware of what the problems are so that you can make informed decisions about your purchase.

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17. Can a house fail the inspection?

No. A professional home inspection is an examination of the current condition of your prospective home. It is not an appraisal, which determines market value, or a municipal inspection, which verifies local code compliance. A home inspector, therefore, will not pass or fail a house, but rather describe its physical condition and indicate what may need repair or replacement.

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18. If the house proves to be in good condition,
didn't I just waste my money?

Not at all. Being an informed buyer allows you to proceed with your purchase with confidence. That peace of mind is well worth the price of a professional inspection and you will likely learn things about your new home from the inspector's written report that will be of great value to you.

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19. What if I have questions after the inspection?

You can call us and discuss all the aspects of your new home whenever you like. Our service is a long-term investment.

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20. Why get a home inspection on a brand new home?

New homes can have problems just like a pre-owned, or they can have items not installed correctly. We do new home inspections all the time and find items from, missing shingles, improper wiring, plumbing leaks, windows damaged, exterior gaps, gas leaks, and many other items. This is not to say home builders are bad or do not do their jobs but some items are just not noticed until you move in and find them or you have a home inspection done. What is nice about a home inspection on New Construction is most home builders stand by what they build and want you to be happy. So they want to address the problems found and get you in that house, we have worked with several home builders that will even send out a rep to listen to the report. That way they understand the issues and start to work on them right away. Think about what you're investing, a home inspection on new homes can help protect that investment.

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 Phone:  (214) 202-9500
E-Mail: rick@kcquality.com  

Rick Comnick
TREC Professional Inspector #6229
McKinney, TX

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