Buying a home can be an emotional rollercoaster. You've found the perfect place, your offer's accepted, and you're ready to celebrate. But hold on! The home inspection is a critical step that can uncover hidden issues and potentially lead to tough negotiations.
To navigate this process smoothly, here are 10 essential questions to ask your real estate agent:
1. Who should attend the home inspection?
While the inspector's presence is mandatory, you and your agent should also attend. This allows you to learn about the property firsthand and ask questions. The seller's agent and the seller themselves might also attend, but remember, this is your inspection. Let your agent handle any interactions with them.
2. How do you choose a qualified home inspector?
If you don't have a preferred inspector, your agent can recommend a qualified professional. Remember that the home inspection is typically the buyer's responsibility, so discuss payment arrangements with your agent.
3. Should I consider specialized inspections?
Depending on the property and location, your agent might recommend additional inspections, such as radon testing, pest inspections, or sewer scopes. Discuss these options with your agent to determine if they're necessary.
4. What should I do during the inspection?
Use this time to thoroughly examine the property, take measurements, and ask the inspector questions. Your agent can also provide valuable insights and guidance.
5. When will I receive the inspection report?
The turnaround time for the report can vary, but it's usually within 24-72 hours. Discuss this with your agent to understand the expected timeframe.
6. What should I focus on in the inspection report?
Prioritize the most urgent issues and discuss them with your agent to develop a strategy for addressing them with the seller.
7. What are my options after receiving the report?
You can choose to accept the property as-is, request repairs, ask for a credit, or even withdraw your offer if major issues are uncovered. Your agent can guide you through these options and help you negotiate with the seller.
8. How can I ensure repairs are done correctly?
If repairs are agreed upon, ensure they are completed to your satisfaction before closing. Your agent can help you verify the quality of the work.
9. What if repairs aren't done before closing?
If agreed-upon repairs aren't completed, you can negotiate with the seller to have them done after closing or request a credit to cover the costs.
10. How can I protect myself after closing?
Consider purchasing a home warranty for added peace of mind. Your agent can help you explore options and understand the coverage.
11. The 5:00 PM Option Period Deadline & Negotiation Timeline
Under the standard TREC One to Four Family Residential Contract, your unrestricted right to terminate expires promptly at 5:00 PM local time on the final calendar day of your Option Period. Many buyers mistakenly believe they have until midnight. If your agent submits an amendment or termination notice at 5:01 PM, your earnest money deposit is legally surrendered. Ask your agent on Day 1 how they track this deadline and whether their brokerage provides electronic signature tracking to ensure prompt counter-party execution.
12. Structuring Repair Requests: Cash Escrow Credits vs. Seller Repairs
When severe deficiencies are uncovered—such as an aging water heater or damaged electrical subpanel—buyers must decide whether to request physical seller repairs or financial closing cost credits. Experienced Texas agents strongly advocate for cash credits or price reductions over seller repairs. When a seller undertakes repairs under contract, they are economically incentivized to choose the lowest bidder, utilize unlicensed handymen, or perform unpermitted patches. Receiving a closing credit allows you to choose your own licensed master trades and oversee the warranty terms directly.
13. Verifying Active Utilities Prior to the Inspection
A common pitfall in vacant or foreclosed homes is unverified utility status. Under TREC Standards of Practice, inspectors are strictly prohibited from turning on the main gas meter shut-off, activating water supply curb meters, or lighting deactivated water heater pilots due to catastrophic liability risks. Ask your agent to confirm in writing with the listing agent that electrical power, natural gas, and pressurized municipal water are fully operational 24 hours before the inspection begins.
14. Evaluating Specialized Ancillary Inspection Add-Ons
A general residential inspection does not automatically cover underground drainlines, wood-destroying insects (WDI), or airborne fungal spores unless specifically contracted. In Gulf Coast counties like Harris, Galveston, and Brazoria, omitting a digital sewer scope camera survey or termite WDI report can leave you vulnerable to thousands in post-closing structural damage. Ask your agent whether the property's age and geography warrant specialized environmental or forensic diagnostic add-ons.
Need an Objective Forensic Property Inspection?
Residential Pre-Purchase, ASTM E2018 Commercial PCAs, Termite WDI, Sewer Camera Scopes, and FLIR Thermal Infrared diagnostics across Greater Houston, Galveston, and Brazoria.
