Empowering Buyers and Sellers To Make Informed Decisions
Raymond J Brothers, TREC# 9794, Texas Professional Real Estate Inspector
(979)242-3929 Mobile (979)661-4029
Pre-Purchase/Buying
Selling/Listing
Multi-Unit/Apartments
New Construction/Phased
Lender Draft Inspections
What is a home inspection?
I will start by letting you know what a home inspection is not. A home inspection is not a code inspection. It is not an intrusive highly detailed examination of a residence. First of all, the home inspection process is a non-intrusive, non-destructive, performance based inspection. Performance based means-are the major components in the house performing as they should? The major components that are looked at in a broad sense are the mechanical, structural, and electrical systems. Breaking that down it would include roofing, exterior siding, windows, doors, foundation, ventilation, plumbing distribution and drainage, electrical service and distribution, heating and air conditioning. The inspection can also include detached buildings, swimming pools, decks, permanently installed outdoor cooking equipment. The list goes on. Second, the home inspection is designed to determine the safety of the residence. That would include things like gas leaks, faulty wiring, failed structural members and so on. Who orders a home inspection? Normally a buyer. I recommend to current owners that a home inspection be performed about every 5 years as a preventative maintenance program.
Some History about the Home Inspection Business
Home inspections started becoming popular in the mid 1970s and was based on court decisions concerning "seller disclosure". It was originally designed for the seller to give them the ability to know the condition of the property prior to listing it on the market. It has turned out to be a buyer's decision as to whether or not they want an inspection prior to making the purchase. Currently around 79% of all homes sold in the U.S. have had a home inspection.
How is the inspection documented?
As of Feburary 2009 the entire home inspection is to be documented on the TREC form REI 7A-1. This report form replaces the REI 7A-0 and has changes to better serve the public by giving consumers more information about property conditions and inspection limitations. It is a checklist format document that includes all related systems within a property. Each system has check boxes relating to the status of the system. My report will include digital images of any defects noted during the inspection process. It will also include an attachment to the REI 7A-1 which will pertain to recommendations relating to the various systems. To view or download the REI 7A-1 click REI-7A-1-PropertyInspectonReport[1].pdf
What has to be repaired?
Nothing. The home inspection report is designed to inform a potential buyer of the current conditon of the property enabling them to make smart decisions. It is totally up to the parties involved as to what and who if any of the items get repaired. Any repairs that are accomplished should be performed by a professional in the trade. Deficient items regarding the safety of the home should be considered for immediate repair. There are some safety items that will be reported on older homes. The TREC OP-1 form explains that (OP-I.pdf). You do not want a "fly by night" repair accomplished that will not perfom in the future. You also don't want someone to "over kill" the repair in an effort to run up the cost.
Rules of Engagement
As a professional real estate inspector I am guided by the rules of the Texas Real Estate Commission. The Real Estate Inspection Committee within TREC has in place the "Standards of Practice" which I fully abide by. They are the minimum requirements for an inspection which cover items found on the property at the time of the inspection which are accessible. To access the TREC Standards of practice click TREC Standards of Practice.pdf. Link to TREC: http://www.trec.state.tx.us/index.asp
Limitations to the inspection.
I am not afraid of getting a little dirty. I crawl under houses, through attics. My prior experience as a home builder has taught me that you can't do anything if you don't get a little dirt on you. The TREC rules allow me to not enter any space I deem hazardous. If I can't get in it or on top of it I probably won't do so. As previously stated this is a non-intrusive inspection. I will not do anything to inconvience a current owner of a property. Nothing is disassembled, furniture and storeage items are not displaced. Any item can be excluded from the inspection upon the request of my client only.
Serving the Rural Austin Area:
Bastrop, Burleson, Caldwell, Colorado, Fayette, Gonzales, Lavaca, Lee, Washington, and Austin counties
Customer Feedback
Sherry and Rodney, Houston - You were sooo good, I wish you had inspected our house in Houston before we bought it. A lot of the things you showed in those pictures we now have problems with our house here.
Cory and Johnny, Kyle - Thank you for your thorough inspection yesterday and for your promptness in delivering this report to me. I appreciate your making yourself available on such short notice to inspect this property for me. I will highly recommend you to anyone I know who may need a home inspection.
Gene and Aimee, Edna - Thanks Again, you will definitely come highly recommended by us!
Alex and family, Hutto - Thanks for everything Ray and coming out on a Saturday also, i will refer you to as many as possible!
Jim and Vicky, Angleton - I cannot say thank you enough for the great service you have provided. It was great to meet you and again, thank you.
Kellie (Realtor), Round Rock - I love working with you. I also wanted to let you know how much I respect you and your work ethics.
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