The thrill of riding a Ferris wheel or ski lift is decidedly diminished when your seat comes to an unexpected halt at the highest point. Oops. Mechanical malfunction. Likewise, buying a residence new to you can be an exciting adventure where elation turns to frustration (the expensive kind) if, early on, you encounter a mechanical malfunction. Or a leaky roof or a hairline crack in the foundation, improper ventilation, substandard wiring or a host of potential problems.
Enter the Sherlock Holmes of home inspection — the home inspector, a knowledgeable professional, replete with magnifying glass, flashlight, and assorted tools and testers. Trained and licensed to examine every wall, floor, door, system, roof, electrical outlet, HVAC, foundation, land configuration, windows, wiring, plumbing and more, the home inspection is a wise move before you sign on that final dotted line.
Sellers are required by law in Texas to disclose what they know about the house’s appliances and HVAC systems, but most homeowners are not well-schooled in the finer points of foundation cracks, insufficient roof ventilation, drainage issues or mechanical equipment.
Texas Property Code Section 5.008, the Seller’s Disclosure of Property Condition, is a good starting point. Designed by the Texas Real Estate Commission, this form presents the minimum information a seller needs to reveal. The Texas Association of Realtors has developed a more comprehensive disclosure form, TAR Form 1406. Buyers can require this in the contract, and the seller has seven (7) days to comply. Additionally, you should make the fulfillment of your end of the bargain, i.e., the final closing, contingent upon a professional home inspection and (usually) some dollar figure limit to repair or replace what might be found.
Understand that property sellers complete the disclosure form to the best of their knowledge. They are not required to engage in any type of thorough investigation of their property. They simply check off boxes from personal experience while living there. Be aware that sellers are not required to mention if anyone died in the house or lived there with a communicable disease. Unless you dig around, you may not discover neighborhood issues like a common sewage or infestation problem.
Just because a house is new or a few years old does not carry any guarantee that systems, structural integrity and utilities are all in good operating condition or even up to code. Houses are built by humans, and therefore, perfection is elusive. Materials can be defective without the builder’s knowledge, or a subcontractor (now out of business, perhaps) could have installed systems incorrectly or not to the standards of local building code.
Even in upscale places like Barton Creek and West Lake Hills, some of the premier lifestyle communities in the greater Austin area, there can be property repair or maintenance issues that have not been addressed in a timely fashion. Any buyer will want things corrected before purchasing the house. If you are buying a property in Austin, or anywhere for that matter, mentally include the cost of a home inspection into your budget.
There are three levels of licensing in Austin: Apprentice Inspector, Real Estate Inspector and Professional Real Estate Inspector. The already time-worn phrase “there’s an app for that” can easily be transformed into “there’s an association for that”, and in this case, it’s all good news. The International Association of Certified Home Inspectors® [InterNACHI®] is a nonprofit trade organization with a presence in 65 countries and nine languages. Membership offers training, comprehensive exams and certification, along with marketing and legal support.
Another step in the professional home inspectors ladder is membership in the American Society of Home Inspectors. This can carry the assurance of a home inspection professional who has satisfactorily completed educational programs on all facets of home construction.
You can depend on the keen eye, extensive education and vast experience of a licensed home inspector to examine things beyond the obvious, like:
- walls bowing or hairline cracks
- electrical systems to code
- roof for missing shingles or leak potential
- ventilation and insulation
- foundation stability
- ground water runoff, gutters and drain pipes
- mildew or mold
- evidence of water leaks
- fireplace and chimney
- plumbing and HVAC systems
- land and lot slope, trees and shrubs
- hot tub and swimming pool
- much, much, much more
While Texas law does not mandate home inspections, both buyers and sellers in Austin are strongly encouraged to have one, especially for securing financing and understanding the property’s condition across all variables.
You can take a chance on that Ferris wheel or ski lift where dangling from the top for a few extra minutes won’t adversely affect your wallet. Home ownership, however, likely represents your largest investment, and you don’t want to be surprised with something that could have been identified and corrected in advance. Happy house hunting with Habitat Hunters!
