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Our Services |
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Our services as Professional Real Estate Inspectors can cover a broad range of inspections. Some of these inspections are but not limited to: Pre-Listing inspections, Buyers Inspections, and Phased County Inspections for new homes. ( These inspections are complete internal and external inspections to include all systems and structure for safety and Habitability.) We also offer Thermal Inspections for the Texas Hill Country. Please visit our website here. |
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| Pre - Inspection | |||||||||||||||||||||||||||
| Having a pre-listing home inspection by a qualified home inspector before you list your home for sale can have great benefits. Eventually your buyers are going to conduct a home inspection. You may as well know what they are going to find by getting there first. This gives you the chance to have any or all of the deficiencies fixed prior to listing your home. This way the broker can tell the prospective buyer of your do diligence. This makes a buyer more comfortable with the price you’re asking for your home. Also, having a pre-listing home inspection performed ahead of time helps in many other ways:
Careful consideration of these points will help the seller see it is more of a benefit to inspect than not to inspect. More and more people are choosing to have a pre-listing home inspection in order to avoid the problems of killing the deal with surprises just before the sale goes through. This trend is becoming more popular and will increase rapidly as the marketplace feels the positive impact it is having. If you want to sell your home for more and get it done faster, then consider the benefits of a pre-listing home inspection today. |
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| New Home Inspection | |||||||||||||||||||||||||||
| Often a client will call and ask me why they should spend the money on a home inspection for a newly built home. After all, should’t a brand new home be perfect? I have two words for those clients: Construction Oversight. Construction oversights are when in the process of building a home the installation of components or systems are inadvertently left out. A quality home inspection will find construction oversights and then the contractor can take care of them before the close of the real estate transaction. About 20% of the homes I inspect are new construction and about 90% of those homes have a few oversights. Common oversights that I find include incomplete electrical systems, incomplete plumbing, gutters that are incorrectly installed, missing roofing components, fireplaces that are incomplete and many others. The reasons construction oversights occur vary from inadvertent omissions to just plain bad construction practices. The building of a new home is a complex choreography of many subcontractors. Each subcontractor is dependent on everyone doing their jobs in a given time frame. When there are delays the scheduling of the subcontractors quickly becomes a nightmare. Subcontractors may be working on many homes at one time and without careful coordination inadvertent oversights occur. An experienced home inspector will find these problems and help reduce the headaches of the buyer before they purchase the home. In addition to my regular home inspection practice, I inspect new homes for mortgage companies during the construction process. This type of inspection is called a phase inspection. The mortgage company depends on my inspection before they release funds to the contractor for further construction. An inspector who completes phase inspections will have the experience to find construction oversights in the completed home. For clients who are purchasing a custom built home it is wise to hire an inspector to act as their advocate to make sure the quality of construction is the best possible. Home inspectors who participate in the construction process help prevent costly mistakes for the home owner. The home inspector also helps you understand your new home and its systems. I like to show the new home owner where to reset circuit breakers for various systems like the garage or outdoor electrical outlets. I inform the new home owner on what to expect in the first year. For example, it is typical to have a few nail pops here and there as the home settles. Hiring an experienced home inspector to complete a diligent inspection of your newly constructed home is a wise decision. Be informed about your new home and make a successful transition. A home inspector who works for your best interests will find those oversights that may affect your pocket book and your family’s safety.  Contact us today to setup an appointment!
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| Sellers Inspection | |||||||||||||||||||||||||||
| Blame The Home Inspector: Home inspectors get blamed for a lot of stuff, especially when the residence is occupied and fully furnished or when the residence is vacant and unfurnished; in other words, all the time. A home inspection is a visual inspection of the structural and mechanical components. A furnished home presents problems for inspectors because many areas typically are not visible due to floor coverings (carpet, tile, area rugs, etc.), furnishings, storage, packed moving boxes, wall hangings and mirrors, etc. Use of electric outlets typically prevents the testing of every electric outlet because we’re not going to unplug equipment that belongs to someone else to test an outlet. Interior furnishings and storage typically prevent access to, inspection of, or opening every window, cabinet, closet, or door. Here’s what typically happens with occupied and fully furnished residences. Since the residence is being lived in and systems are being used on a daily basis, it is possible that something will be damaged or fail during the escrow period and during the move-out/move-in process, especially when children are present. Homeowners rarely damage something during escrow and file a claim against their home owner’s insurance policy because, hey, they think it’s not even their home anymore. They think you own it. Why should they fix something that belongs to you? Some sellers actually do not understand (or do not care) that they still own the home during the escrow period and should continue to take care of it. Selling a home and leaving is a stressful event. To help relieve that stress, sellers and buyers typically have "moving parties", "last parties", "first parties", or "housewarming parties". Or they move hurriedly so they don’t have to take too much time off from work or use up vacation days or sick leave. The actual days of moving are when most post-inspection damage occurs, and usually it is by the guests (or movers) helping the owner (seller or buyer) move, so the owner may not even know anything about the damage that has occurred. In both these instances, sellers like to say, "Your home inspector must not have seen that". Buyers like to say, "Our home inspector missed that". Here’s what we know, though: Windows and window screens, and doors and door screens, are easily damaged during the escrow period and during the move-out/move-in process. Lights, switches, outlets, etc., can be damaged or fail. Because of the location of water supply and drainage pipes in our sink cabinets, where we start cramming things immediately upon move-in, plumbing pipes are easily damaged during the escrow period and during the move-out/move-in process, possibly causing loose pipes and leaks. Lights, wall switches, and outlets (electrical, telephone, and cable) get a lot of use during the escrow period, during the move-out/move-in process, and for those various parties, and thus are easily damaged. In other words, by the time the buyer is completely moved in, there could be anything that just isn’t right or isn’t the same as it was on the day of the inspection. That, of course, is the nature of real estate. So how do you remedy all this post-inspection damage? There are a couple of ways. First, we believe the purpose of your final walk-through is not only to make sure that any requested items have been repaired, but also to make sure that additional damage, deterioration, and destruction beyond normal wear and tear has not occurred. We recommend a careful, slow, and thorough observation with your Realtor at your final walk-through to ensure your satisfaction. Second, after you have had your own moving parties, walk around your home and check for damage caused by your guests. You’re very likely to find some; in many instances, your guests may not even know that they caused damage. Don't Let Clutter Ruin Your Home Inspection Top 10 ways to Speed your Home Inspection - Download here Contact us today to setup an appointment! |
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| New Phased County Inspection/Builders Info | |||||||||||||||||||||||||||
| Inspecting your new or newly Remodeled Home? New Changes to State Inspections - for new changes to state inspection requirements for homes built in county area’s with out municipal inspections. Contracted Inspections Instructions Texas Residential Construction Commission - Texas Residential Construction Commission Texas Real Estate Commission State Minimum Warranties Repair Guidelines FAQ - County Inspection Program Compliance Advisory Inspections of Homes in Areas without Municipal Inspections Contracted Inspections Instructions Contact us today to setup an appointment!
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Email: info@allphasetexas.com Contact: 170 Jones Rd, Kerrville TX 78028 |
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