What Are We Looking for During an Austin TX Home Inspection?

Real Estate Agent with Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com 0480809

With every contract comes the discussion with my Austin TX home buyers about the inspection. What are we looking for in the inspection?

To me, this is a simple answer, but other agents don't see it the same way... or other agents don't explain to their buyers what the inspection is for. I think it's the latter as the buyers are looking for direction from their agents.

austin tx home buyers inspectionWhen my buyers are getting an inspection, I remind them that all contracts in Texas are "as is". This means you are agreeing to buy the house in it's present condition for the agreed upon price.  That doesn't mean you can't have an inspection to see what you're getting into. 

When you get a home inspection, here is what you're looking for: Functionality of the Home.  Simple...

What does that mean? It means you're looking for things that make the home function correctly.  For example, the roof shouldn't have issues, the foundation should be performing as intended, the Electrical should not be a fire or safety hazard, the AC is cooling and the Furnace is heating.

What aren't we looking for?  We're not looking for a wobbling ceiling fan. We're not looking for peeling wallpaper. We're not looking for a drip at the faucet. We're not looking for stains in the carpet. We're not looking for light bulbs that are burnt out. We're not looking at bringing a home up to code from the code when it was built.  We're not looking for cosmetic issues or regular home owner maintenance issues.  The home is not brand new, and even if it were, no house is "perfect".

A home inspection is to allow the buyer additional information to know what maintenance items should be addressed upon moving in and, especially in older homes, what other items should be done. Why did I say we're not looking at bringing a house up to code? Codes change all the time. If every home owner were required to bring their home up to current code, many home owner's wouldn't be able to afford to sell their homes. You are buying a house "as is" based on the code of when the house was built.

If you have any questions about the home buying process, please contact me today as the house you want might be sold tomorrow!

**Are You Packed Yet?**

donna harris Realtor Austin TX blog

Donna Harris, REALTOR®
RE/MAX Austin Skyline


Austin TX Real Estate and the surrounding areas of Lakeway, Bee Cave, West Lake Hills, CedarPark, Round Rock, Spicewood, Circle-C, Steiner Ranch, and everywhere in between... Hill Country Austin TX Real Estate and beyond. Whether you're buying or selling an Austin home, I'll be with you every step of the way. 

For real time Austin TX listings,click here.

** Multi-Million Dollar Producer Year after Year **

** Platinum Top 50 Finalist 2011 out of almost 9000 agents in Austin TX**
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What Are We Looking for During an Austin TX Home Inspection? * was first published on donnahomesblog.com.


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Will Nesbitt
Nesbitt Realty at Condo Alexandria - Alexandria, VA
Nesbitt Realty is a family-run brokerage.

Great article Donna! I liked the color formatted paraphrasing - for example the overall "Functionality of the Home" was very good wording

May 29, 2012 12:42 AM #1
Gary Woltal
Keller Williams Realty - Flower Mound, TX
Assoc. Broker Realtor SFR Dallas Ft. Worth

Functional is a great word for the reasonableness of what to expect with an inspection Donna. Some buyers want sellers to remodel the home which is ridiculous. If people are not reasonable on both sides the inspection will kill the deal, but MAJOR things like roofs and foundations and electrical and plumbing, HVAC need to be known about cause first and foremost it is shelter and has to be working.... Great post.

May 29, 2012 08:13 AM #2
Cal Yoder
Keller Williams Elite - Lititz, PA
Homes For Sale in Lancaster PA - 717.413.0744

Interesting to hear how it works in Texas. In PA the buyer can cancel a contract based upon the home inspection or negotiate a reasonable fix. This happens regularly in PA.


May 29, 2012 08:39 AM #3
Lou Ludwig
Ludwig & Associates - Boca Raton, FL
Designations Earned CRB, CRS, CIPS, GRI, SRES, TRC


Thanks for sharing your insight and a very informative post on home inspections.

Good luck and success.

Lou Ludwig

May 29, 2012 09:30 AM #4
Jim Patton
Century 21 M&M - 209-404-0816 - Turlock, CA
Realtor - Stanislaus & Merced county Realtor.

Very well written Donna.  Things are a little different here in CA but anyone buying a home in Austin should be calling you.

May 29, 2012 09:41 AM #5
Dorie Dillard
Coldwell Banker United Realtors® ~ 512.346.1799 - Austin, TX
Serving Buyers & Sellers in NW Austin Real Estate

Hi Donna,

Great post and suggested! A buyer can cancel here in Austin too if they don't like the inspection..we have an option period designed for that reason. But you have nailed it as to what an inspection is for!!

May 29, 2012 10:39 AM #6
Susan Neal
RE/MAX Gold, Fair Oaks - Fair Oaks, CA
Fair Oaks CA & Sacramento Area Real Estate Broker

Hi Donna - Excellent explanation of what an inspection is for.  I do all I can to convince my buyers to get a home inspection, and if they refuse (few do), I have them sign a document that says that they refused the inspection against my recommendations.  When I put the paper in front of them, sometimes that changes their mind, and they are usually glad they did.

May 29, 2012 01:58 PM #7
Donna Harris
Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com - Austin, TX
Realtor,Mediator,Ombudsman,Property Tax Arbitrator

Will, Thank you!

Gary, I've had buyers say, "they're replacing that carpet, right?" and I'm like, "it's not a make-ready for an apartment..."

Cal,  A buyer can do that in Texas also, IF they purchase a Termination Option Period.

Lou, Thanks!

Jim, Thanks so much!

Dorie, And the option period is not a "given", it's a purchased right for the buyer.

Susan, I've only had a couple not do inspections. I have a HUD closing tomorrow, and the buyer opted not to because it's only 4 years old.

May 30, 2012 11:29 AM #8
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Donna Harris

Realtor,Mediator,Ombudsman,Property Tax Arbitrator
Are you Packed for Austin? I can help!!
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