Hill Country Inspections
"houses tremble when they hear my name"
Existing Home Inspections
Whether the house you are buying is 1 year old or 100 years old, you need an Inspection. Builders, owners, weather, time, bugs, water, Uncle Billy Bob the Handyman, kids, dogs, you name it....can all have a bad effect on the integrity of a structure and its mechanical components. I identify issues that will HURT YOU and COST YOU MONEY. Hopefully, the big stuff, if any, will get fixed. The rest of the stuff will give you good reasons to go to Home Depot.
For sellers this is a very good way to see what you can expect once you have a contract on your home. Regardless of the age or the condition of your home, there will always be items that are in need of attention. Are they big and scary items? Or a list of repairs that are not critical? A Pre-Listing Inspection will identify conditions that need to be addressed to make your home more attractive to potential buyers, and eliminate the surprise of an unexpected major expense. You can list the home accordingly or repair the items to get top dollar for the property. Attach one of my incredibly thorough Inspection Reports and a list of repairs performed, if necessary, to your Seller's Disclosure and buyers will be very impressed.
I recommend Pre-Listing Inspections on larger properties and older properties in particular to help you make sure there are no nasty surprises waiting for you when you do find a buyer.
Richard's 3:1 Rule: When a buyer is under duress during an option period, repair costs will invariably be over inflated to cover costs and potential contingencies. This means you pay way more for repairs made at the buyer's request than you would if you had them done yourself. That alone pays for the Inspection many times over. Cool, huh?
Good Marketing. Common Sense. Knowledge is Power.
New Home Inspections
Let's put it this way: if the builders, site superintendents, the sub contractors, quality control personnel, city inspectors, and builder's inspectors did their jobs, I wouldn't have one. I have my job BECAUSE of them. I am really busy, and I love what I do. Buying a new house is analogous to buying a new car; you wouldn't buy a car with a flat tire, why buy a crummy house? You simply can not trust that your new home is perfect and safe. Trust me on this one, it isn't.
For those of you who did not have the opportunity to read the previous paragraph and did not have your home inspected BEFORE you paid for it and moved your family in, I do One Year Builder's Warranty Inspections. That means they fix anything that I find wrong. I always find things wrong. There is no such thing as a perfect house (not even mine). Safety issues, structural issues, issues that may effect resale value as related to the structure; these are important to address at this time.
Construction Phase Inspections
Also known as Pre-Drywall Inspections. These are handy. It's the one time I really do have X-Ray vision and can see into the walls. Framing, moisture management, mechanical, electrical, and plumbing roughs can all be closely inspected for code compliance and proper installation that will effect long term function. Good stuff to know.