A house can look finished and well kept during a showing and still have a failing water heater, an overloaded electrical panel or a foundation that has moved. A home inspection is how a buyer sees past fresh paint and staging. This checklist explains what to do before, during and after a Texas home inspection, and lists what is evaluated in each part of the house so you know what to look for in the report.
Every Stonebriar inspection is performed personally by Keith Boggs, TREC Professional Real Estate Inspector #9867, following the Texas Real Estate Commission (TREC) Standards of Practice.
Before the Inspection
- Schedule immediately. Book the inspection as soon as the contract is signed. Texas option periods are often five to ten days, and you need time after the report to get estimates and negotiate.
- Choose your add-ons. Decide whether the home warrants a sewer scope, a termite (WDI) inspection, thermal imaging or Zip Level foundation measurements. Older homes and homes with mature trees are good candidates for a sewer scope.
- Confirm utilities. Ask your agent to confirm with the listing agent that electricity, water and gas will be on. Systems that are off cannot be operated or evaluated.
- Confirm access. Make sure gate codes, lockbox access and keys to sheds or detached garages are arranged.
- Make a list. Write down anything you noticed during showings, such as stains, cracks, odors or doors that stick, and share it before the inspection begins.
During the Inspection
You are welcome to attend. Many buyers arrive for the final 30 to 45 minutes, when Keith walks through the findings and answers questions. If you attend the whole inspection, plan on about three hours for a typical single-family home. Bring your list, give the inspection room to proceed, and save detailed questions for the walk-through, when you can see the conditions in person.
What Is Evaluated: The Checklist by Area
Structure and Foundation
- Signs of foundation movement: sloping floors, diagonal drywall cracks at door and window corners, separated brick mortar and doors that will not latch.
- Grading and drainage that move water away from the foundation, not toward it.
- Visible framing in the attic, garage and any crawlspace.
Roof and Attic
- Roof covering condition, including hail impacts, granule loss and lifted or missing shingles.
- Flashing at chimneys, walls, vents and valleys.
- Gutters and downspouts, and where they discharge.
- Attic insulation, ventilation and evidence of past or active leaks.
Exterior
- Brick, stone and siding, including cracks, rot and gaps at penetrations.
- Windows, exterior doors, sealants and weather stripping.
- Driveways, walkways, porches, decks and fences adjacent to the home.
Electrical
- Service panel condition, breaker sizing, double-tapped breakers and labeling.
- GFCI and AFCI (arc-fault circuit interrupter) protection where expected.
- Outlets, switches, fixtures, smoke alarms and visible wiring in the attic and garage.
Plumbing
- Supply lines, drain lines and visible leaks under sinks and around toilets.
- Water heater age, operation, venting and temperature and pressure relief valve.
- Water pressure and drainage at fixtures, and gas lines where visible.
Heating and Air Conditioning
- Operation of heating and cooling equipment, and the temperature difference across the cooling system.
- Equipment age, condensate drainage and secondary drain pans.
- Ductwork and venting where visible.
Interior and Appliances
- Walls, ceilings and floors for stains, cracks and evidence of moisture.
- Interior doors, windows, stairs and railings.
- Built-in kitchen appliances operated on normal settings, plus the garage door opener and its safety reverse.
Stonebriar reports evaluate more than 600 items across these areas and include 80 or more photographs. For a fuller explanation of each system, read what a home inspector does and looks for.
After the Inspection
- Read the whole report. Your report is delivered within 24 hours, and often sooner. Read every section, not just the summary.
- Separate safety from maintenance. Sort findings into safety concerns, system defects, maintenance items and cosmetic notes.
- Bring in specialists early. When the report recommends further evaluation by a licensed specialist, schedule it right away so the results arrive before the option period ends.
- Decide how to respond. Work with your agent to request repairs, ask for a price reduction or credit, accept the home as is, or terminate within the option period.
- Call with questions. You can call Keith directly about anything in the report.
What a Home Inspection Does Not Cover
A home inspection is a visual, non-invasive evaluation. It does not open walls, move furniture or stored belongings, or determine code compliance. It is not an appraisal or a warranty. The report notes what could not be inspected and why, so you know where the limits were.
Schedule Your Inspection
Call Keith at (214) 923-7304 or schedule your inspection online. Learn more about buyer’s home inspections.