Do
I really need to have my home inspected?
What about new homes? Inspections
during construction?
No requirements to inspect.
Why a TAREI inspector?
What is a home inspection?
What does an inspection
cover?
Are the Codes part of this inspection?
What Can You Do
With The Inspection Information?
What does an inspector see
that others do not?
Why are inspectors likely
to find issues that would normally be overlooked?
The cost of the inspection.
What to ask an inspector.
How long should the components of a home
last (useful life)?
Costs of repairs.
Homes need TLC!
DO I REALLY NEED TO HAVE MY HOME INSPECTED?
If
you are concerned that the home you are intending to buy will serve your
needs and not dig into your home maintenance budget, then yes, you should
have an inspection performed. Professional inspectors provide impartial observations of practical considerations you may not have considered. We work for you alone and no one else.
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Do you really need a home inspection? Generally your background will answer this question! All three must have a yes answer!
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Since Texas is a caveat emptor ("Buyer Beware") State. It is up to you to determine the condition of the property so that you can make a good buying decision.
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| check the sprayer | water power to 35 feet | just cut a new support | slab movement or not? |
WHAT
ABOUT INSPECTING NEW CONSTRUCTION?
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With so many new homes under construction, why inspect one? Pre-owned home issues are mostly based on lack of homeowner maintenance and aging. New home issues are primarily workmanship and ‘start-up’ related. We pay homebuilders to construct the building, but one only has to take a look at the volume and experience level of the superintendents at the jobsites to determine that they need all the quality control help that they can get. Builders use many different sub-contractors they need to supervise. It is true that most builders engage outside inspectors to inspect the property, but these inspectors are engaged and paid by the builder so there are no true third party inspections of the properties. The fees and time at the site of the builder-engaged inspections is also substantially less. Local municipality inspections are also limited. Buyers have the right to have their homes inspected during the construction process. A builder who tells you otherwise or denies you this right should be looked upon with a degree of suspicion. |
There are no requirements to have your prospective home inspected unless it is required by your lender, relocation company, or insurance carrier.
But there are many practical things about a home that you may not be considering. You already love the home and can see yourself living there. You’ve considered how your furniture will be arranged. You have envisioned many wonderful family gatherings and friendly parties. You can see your children playing.
If you are concerned that the home you are intending to buy will serve your needs and not dig into your home maintenance budget…YES, you should have an inspection performed.
A home inspection will give you an idea of what it will take to live there. There may be some appliances that you may want to replace. The air conditioning units may need to be replaced soon or may be presently dysfunctional. There may be leakage situations in tubs and showers that could become problems in the future. Electrical systems can pose safety hazards of which you may not be aware. The foundation may show signs of movement that could affect the structure. The structure itself could be showing signs of movement of which you should be aware.
A professional home inspection can inform you of the present condition of the home, give you an idea of some major expenses may arise in the future, and help you know what normal maintenance practices and expenses you should include in the normal course of living in your new home.
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| Why a TAREI inspector? |
The reason is what we call the "TAREI advantage". But what is that?
Inspectors in Texas are unique;
Texas was the first state to require licensing and place minimum inspection requirements on their licensees (See Standards of Practice http://www.trec.state.tx.us/pdf/rules/trecrules.pdf ).
Texas inspectors were the first to be required to use a standard form for reporting to their clients http://www.trec.state.tx.us/pdf/forms/insp/REI-7A-0-PropertyInspectonReport.PDF).
The Texas Association of Real Estate Inspectors requires licensing of all their members as well as strict adherence to the TAREI code of ethics http://www.tarei.com/standards.pdf ).
The Texas Association of Real Estate Inspectors (TAREI) is a statewide professional organization formed in 1977 with a current membership of over 900 inspectors and related professionals. TAREI promotes a professional code of ethics for its members, reviews and upgrades minimum standards, provides recommendations to the Texas Real Estate Commission, and conducts statewide continuing education programs for all inspectors.
The
mission of the Texas Association of Real Estate Inspectors is to
enhance consumer protection by providing quality education and training
to our members. TAREI provides leadership in our industry and promotes
excellence within our profession by establishing and maintaining the highest
standards and ethics.
Buying,
selling, building, or staying in the property you own, a property inspection
just makes good sense! Understanding the condition of the systems and
components of a house is critical when it comes to purchase, repair,
or maintenance decisions.
A
professional property inspection is an impartial third party visual evaluation
of the physical structure, foundation, electrical, plumbing, heating,
air-conditioning, roof, built in appliances, interior and exterior walls,
doors and windows.
Upon completion, you will receive a State of Texas mandated formal report detailing the conditions of each element inspected.
The Texas licensing entity for inspectors, real estate agents, and warranty companies is: http://www.trec.state.tx.us/
Inspectors are required to perform inspections on certain components (as a minimum). This is known as the Standards of Practice and can be found at: http://www.trec.state.tx.us/pdf/rules/trecrules.pdf (starts on page 75 under section §535.227)
Inspectors are required to use a certain report format to convey this information to the client: http://www.trec.state.tx.us/pdf/forms/insp/REI-7A-0-PropertyInspectonReport.PDF
WHAT DOES AN INSPECTION COVER?
Professional inspectors operate the components of a home within their normal operating ranges.
Every function of
a home should operate within normally accepted tolerances, such as:
- Structural Systems
- Foundation Opinion
- Grading and
Drainage
What does this mean? - Roof covering
- Roof Structure and Attic
- Walls
- Ceilings and Floors
- Doors
- Windows
- Fireplace/Chimney
- Porches/Decks/Carports
- Electric
- Service Entrance and Panels
- Branch Circuits
- Heating, Ventilation and Air Conditioning Sytems
- Heating Equipment
- Cooling Equipment
- Ducts and Vents
- Plumbing System
- Water Supply System and Fixtures
- Drains, Wastes,
Vents
- Water Heating Equipment
- Hydrotherapy Equipment
- Appliances
- Dishwasher
- Food Waste Disposal
- Range Hood
- Ranges/Ovens/Cooktops
- Microwave Cooking Equipment
- Trash Compactor
- Bath Exhaust Fans and/or Heaters
- Whole House Vacuum Systems
- Garage Door Openers
- Door Bells and Chimes
- Dryer Vents
- Optional Inspections (since these are not found in every home, they are not normally priced into the above inspection fess – please inform your inspector if you want these inspected as well so that he or she can supply proper pricing. Your inspector may refer you to company specializing in these inspections.
- Lawn Sprinklers
- Swimming Pools and Equipment
- Outbuildings
- Outdoor Cooking Equipment
- Gas Lines
- Water Wells
- Septic Systems
- Security Systems
- Fire Protection Equipment
- Examples of additional inspections you may choose to perform on your anticipated purchase.
- Wood Destroying Insect Inspection
- Well and Septic Inspection
- Mold Inspection/testing
- Lead Paint Inspection
- Water testing
- Asbestos Inspection
All home inspectors are required to be licensed by the State of Texas and are requested to follow the Standards of Practices covering minimum inspection requirements set by the State.
Are the Codes part of this inspection?
The definition of codes is the minimum building practices allowed to make a structure safe, sound, and sanitary. To the extent that is allowed, obviously our standards and inspections are based on accepted practices. But a home inspection covering complete adherence to code is not possible due to the nature of the constraints of this inspection. Much of the structure is covered disallowing visual inspection. The inspection is non-invasive because the property may not be owned by the inspector nor by the client.
A true code inspection would encompass greater invasive procedures and would cost many times more than this inspection.
This inspection is termed a visual performance inspection and involves the components listed above.
"If the walls could talk" is always the wish, but inspectors are trained to "read" what the "walls" have to say.
What Can You Do With The Inspection Information?
After the inspection process is over, the inspection report can be used in many different ways. Here are just a few ways that you can benefit from using the information on your report.
- Your report allows you to make an informed decision regarding purchase of the property.
- Your report will
help you see items that need immediate repairs, safety concerns and
other repairs that may be able to be scheduled after moving into the
home.
- You can utilize
your report contents to perform desired upgrades to your property. This
will maintain your property’s value and often enhances safety issues.
- Your report may
list items in need of repair that could include maintenance issues.
By taking care of these types of repairs you are maintaining your property,
reducing future repair costs and preventing small issues from becoming
large costly issues.
- Some insurance companies require inspection reports for granting homeowners insurance.
Your report allows you to review necessary repairs and obtain cost estimates needed on the property before you purchase.
WHAT DOES AN INSPECTOR SEE THAT OTHER DO NOT?
Apparently, you have decided there is something you love about a home or you would not be considering the expense of hiring an inspector. You can already see yourself living in the home. You can see your furniture properly arranged and you have already planned your house-warming party. There may even be some more mundane things you’ve considered, like fireplaces, hot-tubs, lighting, and kitchen layout.
Home inspectors are trained to scrutinize the components of a home that you have not considered. If you are to live in a home, you must be aware of the cost of properly maintaining the home to keep it running efficiently. You must know if there are any safety hazards you have not considered. You must know the condition of all installed appliances so that you can include them in the cost of normal monthly maintenance or even replacement.
Knowing these things
can mean a great deal to you during your purchase contract negotiations
as well as your projected living budget. There’s also the headache factor.
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| what is this erupting from the floor | exploding floor tiles |
WHY
ARE INSPECTORS LIKELY TO FIND ISSUES THAT WOULD NORMALLY BE OVERLOOKED?
Inspectors in Texas undergo several hundred hours of training to obtain and maintain a state sanctioned license to perform home inspections. We are also required to undergo several other hours of continuing education each year to keep ourselves up-to-date with the ever-changing building codes and construction requirements as well as installed product recalls and other safety nuances.
Every week, there is new information available to us that debunks past thinking and updates what we now know as danger. Just pay attention to the evening news to find out that something we used to accept as common sense has suddenly become a danger to our health and safety.
No less applies to the home construction industry. We have seen many, many changes in construction standards and product acceptability.
Professional home inspectors are trained to see things you have not considered and are probably not aware of. We want you to put your family in a home that is safe and functional to live in.
The fees for inspection vary by inspector as the fees are set by each inspection companies. The fees depend on the type and depth of the inspection requested and the components of the home to be inspected.
Inspection fees are the poorest criteria for basing you decision of inspector on. The cost of a home inspection is very small as compared to the price of the home and the importance of this investment for you and your family.
The more pertinent
questions would be inspector experience and qualifications. The following
are some questions you might wish to ask as you are shopping for an inspector:
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How
long should the components of a home last (useful life)?
The
National Association of Home Builders published the following list. The
represents that maximum number of years you can reasonably expect various
components of your home to last, as determined by a comprehensive survey
of manufacturers, trade associations and researchers. Life expectancy
may vary greatly depending on quality of materials, installation, maintenance,
environmental factors and use. MLC Inspections only reports on conditions
at the time of the inspection and does not warrant the life expectancy
of homes or their components with the exception of roof life.
| Dishwashers
10 Microwave 11 Gas range 19 Electric range 17 Cast iron bath tub 50 Fiberglass tub 10-15 Electric water heater 14 Gas water heater 11-13 Ceramic tile countertop 10-15 Laminated countertop 10-15 Exterior door with overhang 80-100  Garage door opener 10 Waterproofing sealer 1-5 Waterproofing silicone 1-5 Waterproofing waxes 1-5 Wall and trim paint 5-10 Exterior paint 7-10 Washer 13 Dryer 14 Refrigerator 17 Wallpaper 7 Carpet 11 Galvanized ducts 30 Plastic ducts 15 |
Wood
decks 15 Swimming pool 18 Brick wall 100+  Stone wall 100+ Gravel walk 4 Concrete walk 24 Asphalt shingle roof 15-30 Shake roof 15-30 Slate roof 50-100 Gutters 30 Vinyl siding 50 Aluminum siding 20-50 Wood siding 10-100 Drywall 30-70 Boilers 30 Gas/oil fired furnace 18 Heat pump 15 Central air conditioning 15 Pumps, sumps and well 10 Concrete block foundation 100 Poured concrete foundation 200 |
COSTS OF REPAIRS
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The following list is intended to be used as a general guideline for the cost of repairs that may be encountered with home ownership. We do not recommend or endorse any particular service due to possible conflict of interest. We recommend that qualified professionals be engaged to perform all repairs and the prices below reflect such. Please realize that prices may differ from one service provider to the next and TAREI nor the TAREI Greater Houston Chapter neither accepts nor assumes any responsibility for the costs or workmanship associated with any repairs. You are cautioned that the following are estimates and vary widely…there is no substitute for actual bids for a contract who is willing to perform the repairs properly. |
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General Contractor Rates |
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Carpenter |
$20 - $50 per hr. |
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Electrician |
$30 - $75 per hr. |
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HVAC Technician |
$50 -$100 per hr. |
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Masonry contractor |
$15 - $35 per hr. |
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Painter |
$10 - $40 per hr. |
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Plumber |
$50 - $100 per hr. |
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Roofer |
$10 - $25 per hr. |
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Exterior |
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Painting |
$1.50 - $2.50 per sq. ft. |
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Replace siding |
$3 - $5 per sq. ft. |
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Repair soffits and trim / fascia |
$8 - $12 per linear ft. |
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Build Wood deck |
$25 - $50 per sq. ft. |
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Replace / Build Wood Fence |
$25 - $35 per linear ft. |
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Re-point brickwork |
$3 - $5 per sq. ft. |
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Replace broken windows |
$100 - $400 each |
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Install skylight |
$500 and up |
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Replace door |
$750 - $1500 |
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Garage Door |
$650 - $1100 |
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Garage door opener |
$350 and up |
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Foundation |
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Repair concrete slab |
$150 - $300 per pier |
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Repair minor crack in concrete slab |
$400 - $800 |
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Minor patchwork / parging on concrete slab |
$3 - $5 per sq. ft. |
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Replace beam on pier & beam foundation |
$50 - $100 per linear ft. |
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Install footing under pier |
$300 - $600 each |
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Roofing |
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Install asphalt shingles (no stripping) |
$1.25 - $2 per sq. ft. |
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Remove and replace asphalt shingles |
$2 - $3 per sq. ft. |
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Remove and replace tile shingles |
$8 - $16 per sq. ft. |
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Remove and replace built-up (flat) roof |
$3 - $5 per sq. ft. |
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Add / Replace 1/2" decking (plywood) |
$0.75 - $1.25 per sq. ft. |
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Remove and replace underlayment |
$3 - $5 per sq. ft. |
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Replace / Install flashing |
$2 - $4 per linear ft. |
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Re-flash chimney or skylight |
$250 - $500 |
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Add roof or soffit vent |
$40 - $75 per vent |
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Rebuild chimney above roof |
$100 - $200 per linear ft. |
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Re-point chimney |
$3 - $5 per sq. ft. |
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Install chimney rain cap |
$75 - $100 |
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Install gutters and downspouts |
$4 - $8 per linear ft. |
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Interior |
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Painting |
$400 -$800 per room |
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Install / repair drywall |
$1.25-$3 per sq. ft. |
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Carpet cleaning |
$35 - $50 per room |
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Install ceramic tile |
$14 -$18 per sq. ft. |
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Install vinyl tile |
$1 - $3 per sq. ft. |
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Sand and refinish hardwood floors |
$1.50 - $3 per sq. ft. |
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Buff and apply finish only |
$1 - $1.50 per sq. ft. |
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Replace door |
$100 - $200 each |
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Add / repair stair railing |
$15 - $50 per linear ft. |
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Add / replace kitchen cabinets |
$150 - $300 per linear ft. |
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Rebuild masonry fire box |
$500 - $1000 |
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Repair masonry firebox |
$75 -$300 |
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Repair fireplace damper |
$250 - $500 |
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Clean chimney flue |
$80 - $150 |
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Install battery smoke detector |
$40 - $75 each |
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Install direct wired smoke detector |
$150 - $275 each |
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Add / replace attic Insulation |
$1 - $1.50 per sq. ft. |
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Add minor attic support |
$250 - $500 |
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HVAC (heating & cooling) |
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Replace furnace |
$1200 - $2500 |
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Replace A\C compressor (outdoor unit) |
$800 - $1600 |
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Replace evaporator coil |
$1200 - $1700 |
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Clean metal ductwork |
$250 and up |
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Replace ductwork |
$1200 - $2500 |
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Replace thermostat |
$100 - $300 |
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Service HVAC system |
$65 - $150 |
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Plumbing |
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Replace Water Heater |
$400 - $800 |
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Replace TPR valve on water heater |
$75 -$125 |
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Replace toilet |
$250 - $400 |
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Replace toilet flush mechanism |
$20 - $150 |
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Replace wax seal / secure toilet |
$100 -$200 |
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Replace sink |
$150 and up |
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Repair / replace supply valve |
$25 - $70 |
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Add whirlpool tub |
$1500 and up |
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Re-tile bathtub enclosure |
$800 - $1200 |
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Replace shower stall pan |
$750 - $1600 |
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Rebuild tile shower stall |
$800 - $2500 |
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Snake drain / waste lines |
$75 - $200 |
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High pressure clean drain / waste lines |
$150 - $350 |
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Repair gas leak |
$75 - $150 |
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Electrical |
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Upgrade service to 100 amps |
$1000 - $1800 |
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Upgrade service to 200 amps |
$1500 - $2000 |
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Install breaker panel |
$500 - $700 |
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Replace receptacle with GFCI |
$40 - $80 |
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Add AFCI protection |
$75 - $150 |
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Improve reversed polarity |
$15 - $35 each |
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Add 120 volt circuit |
$150 - $250 |
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Add 240 volt circuit |
$250 - $350 |
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Add conventional receptacle |
$75 - $150 |
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Replace circuit breaker (20 amp or less) |
$50 - $100 |
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Repair aluminum wiring |
$500 - $1000 |
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Add bathroom exhaust fan |
$125 - $200 |
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Appliances |
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Replace range |
$350 - $1500 |
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Replace oven |
$600 - $1400 |
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Replace cook top |
$300 - $500 |
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Replace dishwasher |
$400 - $600 |
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Replace disposal |
$125 - $200 |
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Homes need TLC! |
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HOUSTON
CHAPTER OF THE TEXAS ASSOCIATION OF REAL ESTATE INSPECTORS The
Mission/Purpose of this website is to provide an online venue
for the Home Buying consumer in the Greater Houston Area to obtain
valuable information regarding Real Estate Property inspections
for both re-sale and new construction home purchases and assist
in locating a qualified Professional Inspector to provide these
vital and necessary services SERVING THE GREATER HOUSTON/GALVESTON METROPOLITAN AREAS Aldine
- Alvin - Arcola - Atascocita - Bacliff - BarbersHill - Baytown
- BeachCity - Bearcreek - Beasley - Bellaire - BrooksideVillage
- BunkerHill - Champions ©
2005 TAREI Houston, all rights reserved
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