Home Inspections for Buyers


Protecting Your Investment Before You Buy

A home inspection is one of the most important steps in buying a home. It reveals the true condition of the property—beyond what you can see during a showing—and gives you the information needed to make an informed decision.

 

In Texas, your option period (typically 7-10 days) is your window to conduct inspections, review findings, and decide how to proceed. Understanding this process helps you protect your investment and avoid costly surprises after closing.

Why Home Inspections Matter



What You Can't See During a Showing


Even well-maintained homes can have hidden issues:

▪️Foundation problems beneath the surface
▪️Roof damage not visible from ground level
▪️Plumbing leaks behind walls
▪️Electrical deficiencies and code violations
▪️HVAC systems nearing end of life
▪️Drainage issues that only appear during heavy rain
▪️Pest damage or active infestations
▪️Attic insulation and ventilation problems

 

A professional inspection uncovers these issues BEFORE you're committed to the purchase.

The Texas Option Period

How It Works


When you submit an offer, you negotiate an option period—typically 7-10 days. During this time:

▪️You pay the seller a small option fee ($100-$500)
▪️You have the unrestricted right to terminate for ANY reason
▪️If you terminate, you lose only the option fee (earnest money is refunded)
▪️This is your due diligence window for inspections and research


Why This Matters


The option period protects you. If inspections reveal significant problems, you can:

▪️Negotiate repairs or credits with the seller
▪️Terminate the contract and walk away (losing only the option fee)
▪️Accept the property as-is with full knowledge of its condition


Once the option period expires, terminating becomes more complicated and may cost you your earnest money.

 

Types of Inspections

General Home Inspection (Essential)


A licensed inspector evaluates the overall condition of the property:

✅Structure & Foundation – Cracks, settling, moisture intrusion, structural integrity
✅Roof – Age, condition, damage, remaining life expectancy
✅Exterior – Siding, windows, doors, drainage, grading
✅Plumbing – Pipes, fixtures, water heater, water pressure, leaks
✅Electrical – Panel, wiring, outlets, safety issues, code compliance
✅HVAC – Heating and cooling systems, age, condition, functionality
✅Interior – Walls, ceilings, floors, doors, windows
✅Attic – Insulation, ventilation, structure, signs of leaks or pests
✅Appliances – Basic functionality of included appliances

 

Cost: $400-$600 depending on home size

 

Duration: 2-4 hours

 

 

Additional Specialized Inspections

Depending on the property, we may recommend:

 

Foundation Inspection

Performed by a structural engineer if the general inspection reveals concerns. Essential for San Antonio's expansive clay soil. ($300-$500)

 

Sewer Scope

Camera inspection of sewer lines from house to street. Identifies cracks, root intrusion, bellies, or blockages. Highly recommended for older homes. ($150-$250)

 

Pool/Spa Inspection

Evaluates pool equipment, surfaces, decking, and safety features. ($150-$300)

 

Termite/Pest Inspection (WDI)

Wood-destroying insect inspection. Often required by lenders. Identifies active infestations and damage. ($75-$150)

 

Well & Septic Inspection

For properties not on city water/sewer. Tests water quality and septic system function. ($300-$600)

 

Mold Testing

Air quality and surface testing if mold is suspected. ($300-$500)

 

Radon Testing

Tests for radon gas levels, though radon is less common in San Antonio than other regions. ($150-$200)

 

Roof Certification

Detailed roof inspection with estimated remaining life, often required for insurance or older roofs. ($100-$250)

 

 

What to Expect on Inspection Day

Before the Inspection:
▪️Inspection scheduled within first few days of option period
▪️You're encouraged to attend (at least the final walkthrough)
▪️Inspector needs access to all areas (attic, crawlspaces, electrical panel, etc.)


During the Inspection:
▪️Inspector systematically evaluates all accessible areas
▪️Takes photos documenting findings
▪️Tests systems and appliances
▪️Notes safety concerns and deficiencies
▪️Duration: 2-4 hours depending on home size and condition


Your Role:
▪️Ask questions as the inspector works
▪️Take your own notes and photos
▪️Focus on major systems, not cosmetic issues
▪️Learn about the home's maintenance needs

 

After the Inspection:
▪️Written report delivered within 24-48 hours
▪️Includes photos, findings, and recommendations

▪️We review together and discuss significance of findings

▪️Decide on next steps: negotiate, accept as-is, or terminate

 

Understanding Your Inspection Report

Not All Findings Are Equal
Inspection reports can be lengthy and overwhelming. We help you distinguish between:

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Home Inspections on Your San Antonio Home with Tami Price

Major Concerns (Negotiate or Reconsider)

▪️Foundation issues requiring repair
▪️Roof replacement needed
▪️Major plumbing or electrical problems
▪️HVAC system failure
▪️Active water intrusion
▪️Safety hazards
▪️Structural deficiencies

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Home Inspections on Your San Antonio Home with Tami Price

Moderate Issues (Negotiate If Appropriate)

▪️Aging systems nearing end of life
▪️Deferred maintenance items
▪️Code updates needed
▪️Minor foundation movement
▪️Drainage improvements needed

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Home Inspections on Your San Antonio Home with Tami Price

Minor/Maintenance Items (Typically Not Negotiated)

▪️Cosmetic issues
▪️Normal wear and tear
▪️Minor repairs any homeowner would handle
▪️Maintenance recommendations
▪️Items within normal expectations for home's age

 

Focus on significant issues that affect safety, structure, and major systems—not every item on a 50-page report.

Negotiating After Inspections

Your Options


Request Repairs

Ask the seller to fix specific items before closing. Best for clear-cut repairs by licensed professionals (roof repair, plumbing fix, electrical correction).

 

Request Credit

Ask the seller to provide a credit at closing so you can handle repairs yourself. Gives you control over contractors and quality. Often preferred over seller repairs.

 

Reduce Purchase Price

Negotiate a lower price to account for needed repairs or system replacement. Less common but appropriate for major issues.

 

Accept As-Is

Proceed with full knowledge of the property's condition. Appropriate when issues are minor or already reflected in the price.

 

Terminate

Walk away during the option period, forfeiting only the option fee. Appropriate when issues are too significant or costly.

 

Home Inspections on Your San Antonio Home with Tami Price

What's Reasonable to Request:

✅ Safety hazards
✅ Major system failures
✅ Active leaks or water intrusion
✅ Foundation repairs
✅ Roof repairs
✅ Code violations
✅ Issues the seller failed to disclose

Home Inspections on Your San Antonio Home with Tami Price

What's Typically NOT Negotiated:

❌ Cosmetic issues
❌ Normal wear for the home's age
❌ Maintenance items
❌ Minor imperfections
❌ Upgrades or improvements
❌ Items visible during your showing

 

San Antonio-Specific Considerations

Expansive Clay Soil
San Antonio's soil expands and contracts significantly with moisture changes. This causes foundation movement in most homes. Signs to watch for:

▪️Cracks in walls, especially around doors and windows
▪️Doors that stick or don't close properly
▪️Uneven floors
▪️Cracks in exterior brick or foundation


Some movement is normal. Significant issues require professional engineering evaluation.

 

Older Plumbing
Homes built before the 1980s may have galvanized steel pipes that corrode over time. Cast iron sewer lines in older homes can deteriorate. Sewer scope inspections are especially valuable for homes 30+ years old.

 

HVAC Demands
San Antonio summers are brutal on AC systems. An aging system may function during inspection but struggle under peak summer demand. We note system age and condition as part of our evaluation.

 

Roof Age & Hail Damage
Texas weather includes periodic hailstorms. Roof age, condition, and any previous hail claims affect both value and insurability. Some insurance companies won't cover older roofs.

 

Choosing a Home Inspector

What to Look For


✅Licensed by Texas Real Estate Commission (TREC)
✅Experienced with San Antonio homes and common issues
✅Thorough, detailed reports with photos
✅Willing to explain findings and answer questions
✅Available within your option period timeline


We'll Connect You with Trusted Inspectors:
We work with experienced, thorough inspectors who know San Antonio homes.

 

We'll advise when to coordinate scheduling to ensure inspections happen promptly during your option period.

 

Frequently Asked Questions

Q. How much does a home inspection cost?

A. A general home inspection costs $400-$600 depending on home size. Specialized inspections (foundation, sewer scope, pool) add $100-$500 each. Total inspection costs typically run $500-$1,000—a worthwhile investment protecting a major purchase.

 

Q. Should I attend the home inspection?

A. Yes, if possible. Attending helps you understand the home's condition, learn about maintenance needs, and ask questions directly. At minimum, join for the final hour when the inspector reviews findings.

 

Q. What if the inspection reveals major problems?

A. You have options: negotiate repairs or credits, reduce the purchase price, accept as-is, or terminate during your option period. We'll advise you based on the significance of findings and your specific situation.

 

Q. Can I use my own inspector?

A. Absolutely. You choose your inspector. We can recommend trusted professionals, but the decision is yours.

 

Q. What's the difference between inspection issues and deal-breakers?

A. Every home has inspection findings. Deal-breakers are major issues that significantly affect value, safety, or livability—and can't be reasonably addressed through negotiation. Most inspection findings fall into the "negotiate or accept" category.

 

Q. Do new construction homes need inspections?

A. Yes. New doesn't mean perfect. Construction defects happen regularly. New construction inspections (including pre-drywall) catch issues while the builder is still obligated to fix them.

 

REVIEWS

Brie-Anne Childs

Working with our real estate agent Tami Price was truly one of the best decisions we made during our home-buying journey. From the very beginning, they were professional, knowledgeable, patient, and genuinely cared about helping our family find the perfect home—not just making a sale. They took the time to understand exactly what we were looking for, answered every question promptly, and guided us through every step of the process with honesty and confidence. Even when challenges came up, they went above and beyond to make sure everything stayed on track and made what could have been a stressful experience feel smooth and manageable. Their dedication, communication, attention to detail, and commitment to their clients are unmatched. We always felt like a priority, and it was clear they truly had our best interests at heart. Thanks to their hard work, we found a home we absolutely love. If you’re looking for a real estate agent who is trustworthy, hardworking, compassionate, and will fight for you every step of the way, look no further. I would recommend them to anyone without hesitation. Thank you for making our dream of homeownership a reality!

Jared Maline

She is a great advocate for her customers, she got me an asking price offer within a week!

Michael

Tami worked with us selling our home via a VA loan assumption. She was very professional and was great to work with. She has great people that she works with that really help sell the home such as a good photographer and home stager. Couldn’t be more pleased with the result.
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