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House
Residential Housing Complex

THE INSPECTION PROCESS

A home inspection is all about finding defects or discrepancies with the home.  While we can point out positives, the basis of the inspection is to find both major and minor defects. It is the client’s responsibility to determine their own acceptable defect threshold.  It is an inspector's job to find these defects and report them to their client.  We may also refer you to an engineer or other licensed professional in the event of a major concern.

For a detailed proper inspection, utilities such as water, gas and electric should be turned on.  If there are any pre-existing safety concerns with any of these systems, please let us know.  We prefer to conduct the inspection alone but the report can be reviewed with you in person at the home after completion of the report. We are also available for a telephone call to go over the details of the report if this is more convenient for the client.  For our safety and yours, we will do this while social distancing. 

 

PREPARING FOR INSPECTION

Typical inspections will take 3 to 4 hours. Timeframes greatly depend upon the amount of deficiencies found, difficulties accessing systems, and the construction and size of the home. The homeowner should also attempt to declutter the homes, particularly around a/c closets, water heater closets, sinks, lavatories, etc.  Vehicles should be parked where they will not interfere with access to attics, water heaters, etc.

While we pride ourselves on our honesty, all valuables should be secured for your safety and ours.  If the house is listed with a realtor, you should do this anyway.  Please SECURE ALL PETS.  We will not inspect where there are unsecured animals.  Inspectors have historically been seriously injured by dogs and this would prevent a proper inspection.

 
 

SERVICES

What is

inspected?

Please bear in mind that we can only inspect functions and what is visible.  If there is limited, to no access to some of these functional systems, it cannot be inspected.  If you are uncomfortable about the condition of a sewer line in a home, a licensed plumber should be contacted for an inspection.

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EXTERNAL INSPECTIONS

We inspect porches, balconies, decks, carports, roof covering materials,

INTERNAL INSPECTIONS

We inspect the walls, ceilings, floors, doors, windows, stairways, fireplaces and chimneys, electrical entrance service panels, electrical branch circuits, HVAC, plumbing, appliances and optional systems.

Electrical Work
Corner of a Roof Gutter

STRUCTURAL INSPECTIONS

We inspect the foundations, grading and drainage, roof covering materials, and roofing structures and attics.

 

COMMON QUESTIONS

HOW MUCH DOES AN INSPECTION COST?

Cost to inspect a home are based on square footage, location ie what county the home is located, and whether or not the home has a slab or pier and beam foundation.  

 

Payments can be cash, check, or credit card. 

DO YOU OFFER ANY FIRST RESPONDERS, MILITARY OR VETERAN DISCOUNTS?

We appreciate our first responders and the military and offer a 10% discount to active and retired Police, Fire, Paramedics, Registered Nurses and Veterans with I.D.

 

ABOUT US

Experienced. Knowledgeable. Professional.

     Robert Handowski is a Professional Home Inspector licensed by the Texas Real Estate Commission (#24051)

Robert is an honorably retired Police Officer who served the public for over 24 years with the last 13 years as a detective.  

     Robert also was involved in the building industry for over 20 years as a supplier of mesquite lumber, flooring, bar tops and as a sawmill owner/operator.  

     Robert also worked for a short time as a real estate agent.

     Robert and his wife built their own home.

     Robert also has bought two homes, one which he remodeled, doing most of the work himself.  Another home (Sears & Robuck mail order home circa 1930) which was remodeled as a family project and is currently a rental property.

     Robert’s combined experience in all of these industries makes him an ideal choice to be your home inspector.  His honesty will make you comfortable while he is in your home and his experience will be reflected in the thoroughness of the inspection report.

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I AM BUYING A HOME, WHY SHOULD I GET AN INSPECTION DONE?

On the buyer’s side, a home purchase is the probably the largest investment of a lifetime.  When spending a large sum of money on a home, it is prudent to have a home inspection performed so defects can be found and brought to light before a purchase is finalized.  A buyer should also have a threshold of how much they are willing to spend for repairs, if any.  All homes, no matter how new, will be subject to deficiencies.
The buyer’s inspection is typically conducted while the house is under contract during the option period.  The option period is a designated time frame in which the buyer can terminate the contract, usually 7 to 10 days. It is best to contact an inspector as soon as possible for prompt service.  If there are items that are in need of repairs, a contractor may be contacted and bid(s) obtained. This can take several days, hence the reasoning for obtaining a home inspection as soon as possible. After a contractor’s bid is obtained, the buyer may re-negotiate price.

I AM SELLING MY HOME, WHY SHOULD I INSPECT?

On the Seller’s side, it is best to identify any defects the home may have prior to listing the home for sale. Any issues can thereafter be addressed prior to a sales contract. If your home is inspected pre-sale, it may be more attractive to some buyers, because any potential deficiencies have already been addressed. (It is advisable to keep your receipts as proof of repairs). The seller also may not want to perform repairs and thereby adjust the price of the home accordingly.

WHAT IS INSPECTED?

The Texas Real Estate Commission(TREC) regulates what is inspected.  Please bear in mind that we can only inspect functions and what is visible.  If there is limited, to no access to some of these functional systems, it cannot be inspected.  Sewer lines are an example of something we can’t inspect as they are not visible. If you are uncomfortable about the condition of a sewer line in a home, a licensed plumber should be contacted for an inspection.

I AM A SELLER/POTENTIAL SELLER.  WHAT CAN I DO TO MINIMIZE DEFECTS WHEN I DECIDE TO SELL MY HOME?

Inspection reports are detailed reports that cover the inspectable systems in your home.  There are always going to be “defects” in inspection reports.  However, it is advisable to minimize things that you can control. Taking care of the little things may reduce a potentially 40 page inspection report to a 20 page report. 

 

Things you can do:

 

Hire an inspector for a pre-listing inspection.

 

And/Or

 

  • Replace light bulbs that are not working.

  • Replace Air Condition Filters

  • If not present put stoppers in sinks and tubs

  • Hose bibs require anti siphon devices if not present

  • If present test your smoke alarms

  • Trim all branches 3 ft back from the roof

  • Trim back any vegetation that is contacting the home

  • Add missing screens to windows.

  • Repair or replace broken windows or double pane windows that have fogged

  • Make sure all doors swing freely and latch properly when closed, including closet doors

  • Weatherstrip exterior doors

  • Weatherstrip and insulate the opening to your attic

  • Caulk any cracks where moisture can enter (moisture is every home’s enemy)

  • Foundation (especially pier and beam) should be free from debris and readily accessible

There are numerous other items but these are some of the basics.

 

CONTACT US

We look forward to working with you to take care of your home inspection needs.

PHONE: 210-213-3504

SERVICE AREAS

We proudly serve Bexar, Wilson, Atascosa, Medina, Guadalupe, Karnes, Bee, Goliad, Aransas, and San Patricio counties.

 

Other counties and areas available upon request.

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