What happens during a home inspection? A licensed inspector spends two to four hours examining the home’s structure, roof, electrical, plumbing, HVAC, and major systems, then delivers a written report noting defects, safety issues, and items that may need repair or further evaluation.
Why the Inspection Matters
A home inspection is your chance to know exactly what you’re buying before you’re locked into the purchase. It’s not designed to kill deals — it’s designed to give you accurate information so you can negotiate repairs, request credits, or in rare cases walk away from a property with serious undisclosed issues.
What the Inspector Actually Checks
A standard home inspection typically covers:
Structural elements — foundation, framing, and visible signs of settling or movement
Roof — age, visible damage, flashing, and signs of leaks
Exterior — siding, grading, drainage, and any signs of moisture intrusion
Electrical system — panel condition, wiring type, outlets, and code issues
Plumbing — visible pipes, water heater, water pressure, and signs of leaks
HVAC — age and function of heating and cooling systems
Interior — doors, windows, walls, ceilings, and floors for visible damage
Attic and crawl space — insulation, ventilation, and signs of pests or moisture
In Texas, inspectors must be licensed through the Texas Real Estate Commission (TREC), and most use a standardized TREC report format.
What a Standard Inspection Doesn’t Cover
A general home inspection is visual and non-invasive — inspectors don’t cut into walls or move furniture. Some things require a specialist and separate inspection:
Foundation engineering evaluation — a general inspector will flag concerns, but a structural engineer gives a definitive assessment
Pest and termite inspection — often a separate report, and common in Texas given the climate
Pool and spa equipment — sometimes covered by a general inspector, but often warrants a specialist for older equipment
Sewer scope — a camera inspection of the sewer line, especially important for older homes
What Happens After the Inspection
You receive a written report, usually within 24–48 hours, detailing findings with photos.
You review it with your agent to separate cosmetic issues from significant defects or safety concerns.
You can request repairs, a price reduction, or a credit toward closing costs based on what’s found — this is typically negotiated during the option period in Texas.
You decide whether to move forward, renegotiate, or in rare cases terminate the contract, depending on what your contract’s option period allows.
What to Expect Cost-Wise
Home inspections in the DFW area commonly cost a few hundred dollars, varying by home size and any add-on services like a sewer scope or pool inspection. It’s a relatively small cost for the information it provides.
FAQ
Can I attend my own home inspection? Yes, and it’s a good idea — walking through with the inspector helps you understand issues firsthand rather than just reading about them in a report.
Does a home inspection cover the foundation in detail? A general inspector will note visible signs of foundation issues, but a full structural evaluation typically requires a separate engineer’s report, which is common in Texas given soil movement in certain areas.
What happens if the inspection finds a major issue? You can negotiate with the seller for repairs, a price reduction, or a credit toward closing costs — and depending on your contract’s option period, you may also have the right to terminate if the issues are serious enough.
Have Questions About the Inspection Process?
Every inspection report looks intimidating at first glance — I can help you understand what’s a real concern versus what’s normal wear and tear, and guide you through negotiating repairs. Call or text Ashley at 817-791-5574.
Ashley Galica, Realtor, DFW’s Finest Real Estate Group at ARC Realty DFW.
