What does a home inspection cover in Montgomery County, TX?

A home inspection in Montgomery County, TX is a visual survey of the home and a basic check of how its systems and components are working. In Texas, it's done by an inspector licensed by the Texas Real Estate Commission, who follows TREC's Standards of Practice and fills out a standard TREC report form. It tells you the general condition of the home on the day of the inspection.

Here's what the inspection covers, what it doesn't, and how to read the report, whether you're buying or selling.

Who does home inspections in Texas?

Home inspectors in Texas are licensed by TREC. Their inspections are governed by TREC's Standards of Practice, which set the minimum requirements for a real estate inspection. Your report will list the inspector's name and TREC license number, so you can see who did the work.

What does the inspector have to do?

Under the TREC report form, the inspector is required to:

Use the TREC Property Inspection Report form. Inspect only what is present, visible, and accessible at the time of the inspection. Mark whether each item was inspected, not inspected, or not present. Mark an item as Deficient when it meets TREC's definition. Explain their findings in the body of the report.

What does the inspector not have to do?

The inspector is not required to identify every possible hazard. They don't have to turn on equipment or utilities that have been shut off, or light a pilot to run an appliance. They don't have to climb over obstacles or move furniture and stored items. They also don't have to rank which problems matter most, or come back later to check that repairs were done right.

For sellers: Clear the path to the attic, the electrical panel, the water heater, and the HVAC equipment before the inspection. If the inspector can't get to something, it gets marked Not Inspected, and that can raise questions you don't need.

What is a home inspection not?

The TREC report says it plainly. An inspection is not a technically exhaustive look at every system, and it may not catch every problem. It doesn't check whether the home meets building codes. It doesn't check whether things were installed to the manufacturer's instructions. It also doesn't mean the home is insurable or that anything in it is under warranty.

What does Deficient mean on a Texas inspection report?

In TREC's Standards of Practice, a deficiency is a condition that, in the inspector's reasonable judgment, hurts how a system or component works in a real way, or is a hazard to life, limb, or property.

An item can be marked both Inspected and Deficient. An item can also be marked Not Present and Not Inspected if something that should be there is missing.

Why does a newer home get items marked Deficient?

Texas inspectors are required to report some conditions as Deficient even if they met the building codes or common practices when the home was built. If a condition is considered hazardous by today's standards and the inspector can reasonably tell it's there, it goes on the report as Deficient. The home may not be required to be updated to meet current code.

So a report with a lot of items marked Deficient doesn't automatically mean the home is in bad shape. Read each comment, not just the checkmarks.

When does the inspection happen?

For buyers, it happens during the option period in your contract. Schedule it right away so you have time to read the report, get repair estimates, and negotiate before the option period ends. For the full timeline, see our post on what happens after your offer is accepted.

Should a seller get an inspection before listing?

Some sellers do. A pre-listing inspection uses the same TREC report form, and it lets you find and deal with items before a buyer's inspector does. That can make the negotiation during the option period a lot calmer.

How do you handle the inspection report?

Take it one item at a time. Some items are simple fixes, some need a licensed trade to look at them, and some are just information. At Pool Realty Group, construction and condition questions go to my husband and business partner Todd, who is a builder. He brings builder knowledge to inspection issues, so our clients understand what each item really means before they decide what to ask for or agree to.

Common questions about home inspections in Montgomery County

Does a new construction home need an inspection? Yes. A brand new home can still have items that need fixing. Many buyers do an inspection before the drywall goes up and another before closing.

Is the inspector checking for code violations? No. The TREC report states that the inspection does not verify compliance with building codes.

Who gets the inspection report? The report is written for the client named on it, based on what the inspector saw on the day of the inspection.

Buying or selling in Montgomery County?

If you're buying or selling in Montgomery County and want help reading an inspection report, call me at 281.636.5633.