Inspection FAQs

All You Need to Know About Home Inspections

with Alpine Inspections

Alpine Home Inspections FAQ

  • What is a Home Inspection?

    A home inspection is an impartial third-party visual evaluation of the physical structure and systems of a home, from the rooftop down to the foundation. The standard home inspection report will include an evaluation of the condition of the home’s foundation, grading and drainage, roof and chimney, interior and exterior walls, ceilings and floors, plumbing system, heating and cooling systems, electrical system, attic and crawl spaces, appliances, windows and doors, fireplace and much more. Having a home inspected is like giving it a physical check-up. If problems or symptoms are found, the inspector will refer you to an appropriate specialist or tradesperson for further evaluation.

  • Why do I need a home inspection?

    The purchase of a home is possibly one of the largest single investments you will ever make. You should learn as much as you can about the condition of the property and the need for any major repairs before you buy, so that you can minimize unpleasant surprises and difficulties afterwards. Of course, a home inspection will also point out the positive aspects of a home, as well as the maintenance that will be necessary to keep it in good shape. After the inspection, you will have a much clearer understanding of the property you are about to purchase, and will be able to make a confident buying decision.


    If you have owned your home for a some time, a home inspection can identify problems in the making and recommend preventive measures which might avoid costly future repairs. In addition, home sellers may elect to have an inspection prior to placing their home on the market to gain a better understanding of conditions which the buyer’s inspector will more than likely point out. This provides an opportunity to make repairs that will put the house in better selling condition.


  • Why choose to have a Professional Home Inspection?

    We cannot emphasize enough the value and necessity of a professional home inspection. Many home buyers, either in the desire to save the money that a good home inspection costs or due to simple ignorance, have spent enormous sums of money repairing items that any good home inspector would have pointed out.


    Any offer to purchase you make should be contingent upon a professional home inspection with a satisfactory report. Do not let anyone, not your family or friends, and especially not the seller or a builder dissuade you from having the property thoroughly inspected! Not only will you sleep much better after you have moved into the home, but a professional inspection can also give you the ability to opt out of a contract on a defective house. If the contract is written contingent on an acceptable inspection, any defects in the home must be either repaired or monetarily compensated for. If you are not satisfied, you have the option to cancel the contract.


    Do not wait until you have placed an offer on a home before you begin the search for a home inspector. There will be an option time limit in the contract designating when the home inspection must be completed (typically within 5 to 10 days). If you start trying to find an inspector at that point, and may not find an acceptable one to schedule it in the necessary time frame, you will only have two choices: go with an inspector that is not your first ideal choice, or run the risk of going past the deadline for the inspection (which could void any chance of having the seller take care of repairs). Neither is an acceptable alternative!


  • What should I NOT expect from a home inspection?

    A home inspection is NOT protection against future failures. A home inspection tells you the condition of systems and components at the time they were inspected. For protection from future failure, you may want to consider a home warranty.


    A home inspection is NOT an appraisal that determines the value of a home or any systems or components. Nor will a home inspector tell you if you should buy the home or what to pay for the home.


    A home inspection is NOT a “code” inspection, which verifies local building code compliance.


    While a basic knowledge of building codes is essential to performing a good inspection, a home inspector cannot pass or fail a house. Homes built before code revisions are not obligated to comply with the code for homes built today. Home inspectors will report findings when it comes to safety concerns that may be required in the current code, such as smoke detectors inside all bedrooms.


  • Should I have a NEW home inspected?

    Absolutely, it is very important. Many people feel that the municipality inspections or a walk-through with the builder is an adequate way to inspect a new home. When in fact, not all municipalities in Texas require new construction inspections, and when they do, the municipal inspectors spend about 15 minutes or less going through the home at any given time. As well, they are only looking for a few specific items or issues. A licensed professional home inspector will spend an average of 2 to 4 hours depending on the size of the home and will be looking at very specific items from top to bottom according to the TREC Standards. Builders and Superintendents also may be reluctant to find problems with the homes that they build simply because they are built very quickly and they can only be in so many places at one time. They are heavily dependent on their subcontractors, who are always in a hurry to finish so they can move on to the next job.

  • How do I find a home inspector?

    The best source to find a good reputable home inspector is from a friend, family member, or a business associate, who has been satisfied with and can recommend, a home inspector they have used. Real Estate agents are also generally familiar with the inspection service and should be able to provide you with a list of recommended names from which to choose.  By all means, make sure that they are licensed by the State.

  • When do I call in the home inspector?

    A home inspector is typically called right after the contract or purchase agreement has been signed, and is often available within a few days. However, before you sign, be sure that there is an inspection clause in the contract, making 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.

  • Do I have to be present during the inspection?

    No, it is not necessary for you to be present during the actual inspection, but it is recommended that you plan to be there at the end so that the inspector can go over the findings directly with you. This allows the inspector one-on-one time with the home so that he can focus on his job and not have any distractions that may keep him from providing his best efforts.

  • What will it cost?

    The home inspection fee for any given home varies. The inspection fee will depend upon the size of the home, particular features, age, and possible additional services, such as swimming pools, spas, sprinkler systems, wells, septic systems and other structures.


    However, do not let cost be a factor in deciding whether or not to have a home inspection, or in the selection of your home inspector. The knowledge gained from a home inspection is well worth the cost, and the lowest-priced home inspector is not necessarily a bargain. The inspector’s qualifications, including his experience, training, and professional affiliations, should be the most important consideration.


  • Who pays for the home inspection?

    Generally, the person who is requesting to have the home inspection performed will pay under most conditions. (This is typically the buyer). We accept cash, personal checks and most cards.

  • Can a house fail inspection?

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

  • What if the report reveals problems?

    There is no perfect house. If the home inspector finds problems or issues, it does not necessarily mean you shouldn’t buy the house, only that you will know in advance what to expect. A seller may be flexible with the purchase price or contract terms if major problems are found. If your budget is very tight, or if you do not wish to become involved in future repair work, this information will be extremely important to you.

  • What do the cracks in the walls mean?

    That depends on the type of cracks and the width of the cracks. Minor cracking in the brick mortar and sheetrock is usually typical and caused by the movement of the home due to the soil. However, cracks might also mean that foundation repairs are needed. It is always a good idea to have any cracking examined by a professional.

  • What are your license level and credentials?

    There are three license levels issued by the State of Texas Real Estate Commission (TREC):

    • Apprentice Inspector – requires “direct” supervision by a Professional Real Estate Inspector
    • Real Estate Inspector – requires “indirect” supervision by a Professional Real Estate Inspector
    • Professional Real Estate Inspector – highest license level issued by TREC

    Our inspectors hold a Professional Real Estate Inspector license. In order to be licensed as a professional real estate inspector one must complete all of the required course work covering all disciplines including structural (building enclosures, foundations, framing, and roof systems), mechanical (heating and air conditioning), electrical, plumbing, appliances, as well as the TREC standards of practice (including legal and ethics). As well, they must complete an additional 16 hours of continuing education each year.


Ways to Avoid the Blind Inspector

Was your last home inspector blind? 

Learn seven things you must know to avoid hiring a blind home inspector.

  • 1. Make Sure Your Home Inspector Is Experienced

    Nobody works harder for you, the client than Alpine Inspections, Inc.! The success of the business depends on exceeding your expectations for quality and professionalism each and every time. Be sure to get an inspection from a professional company because they have a vested interest in ensuring your Total Satisfaction!


    Also, it takes a full-time inspector 100s of inspections to develop the eyes, ears, and nose for hunting down problems. Part-time home inspectors simply don’t have the time in the field to develop that radar. Be sure to ask how many inspections the inspector conducts annually.


    A quality full-time home inspector conducts between 300 and 400 inspections annually – a blind inspector conducts 50 to 100 inspections annually.


    Conducting 300-400 inspections each year requires extensive referrals, by prior clients, lenders, real estate agents, and others — so there is a much greater chance the inspector is not blind!


    On the other hand, if the inspector is doing three inspections a day, he’s probably not spending the time needed to do a complete job. A complete inspection is going to take around 2 to 3 hours. Count on around an hour per 1,000 sq ft. depending on age and condition. Anything less and you’re just getting a drive-by inspection.


  • 2. Education & Training

    Being a contractor is very different from being a Professional Home Inspector. Home inspectors are responsible for evaluating all of the systems and components of the home — not just one aspect such as the electrical or the structure. To be able to provide a competent evaluation of all of these elements takes formal education and training.


    Did the inspector attend one of the top home inspection schools, or did he complete a correspondence course, or have his brother-in-law Bubba show him how to inspect?


    Comprehensive, continuing education and training are a must!


  • 3. Certifications

    While certifications are certainly important in order to avoid a blind inspector, it’s the combination of Experience, Education, and Training that make the difference in the competency of your next home inspector. Certifications let the world know that the inspector can pass a test, not that he can inspect a home properly. We all know people who are certified for one thing or another that we wouldn’t hire under any circumstances.


    There is simply no substitute for experience and proper training.


  • 4. Advanced Technology

    Buying a home is an extraordinary investment. So why would you want merely an ordinary inspection?


    There is no reason to wonder if you’re getting the best inspection if the inspector is using cutting-edge technologies and the proper tools — such as Laser Thermometer, a professional-quality Moisture Meter, and Outlet Testers.


    – Newer technology such as these will help uncover “hidden” signs of damage and potential problems that might otherwise go undetected in a superficial inspection.


  • 5. The Inspection Report

    The top home inspector that’s not a blind inspector in today’s business doesn’t produce handwritten reports. A professional inspector will provide at least a 30+ page narrative report, and not some little 10-15 pages that you can’t read because he writes like your doctor.


    You should want the report to be written in plain English, not some “Techno-Jargon”- that only the home inspector can understand.


    An inspector that makes repairs should always be avoided due to the conflict of interest inherent in that situation. All national home inspection associations forbid this lack of integrity and objectivity.


    Ask for a sample of an inspection report so you’ll know what you can expect for your time and money. After all, you are the client! Click here for a copy of our sample report.


  • 6. The Company That Offers the Cheapest Price Is not the Company You Should Hire

    The company that offers the cheapest price is generally showing you a couple of things; 1) they are new or part-time and 2) they really do not know their costs (they will not be in business very long).


    If you want a thorough Home Inspection of, what most likely will be, the largest purchase of your life, you will want an experienced professional Home Inspection Company on your side. Hiring a Home Inspection Company with experience that understands that they work for you and no one else is crucial. Making sure that you, the buyer, understand the condition of your new property is our first priority.


    * Inspectors that charge less, know less, do less, and therefore inspect less. They typically do not carry the technology and tools that are necessary to complete a thorough inspection.


    * Alpine Inspections, Inc. always provides an on-site review of our findings with you and makes sure that you understand all aspects of the property. The final report, which includes photos, is emailed to you as an HTML file for the SAME DAY.


  • 7. See What Other Home Buyers Have Said About the Inspector

    Check online reviews to get the opinions of past clients. If they do not have online reviews then their work probably hasn’t impressed anyone, and he might be blind in more ways than one!

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