RESIDENTIAL REAL ESTATE INVESTOR INSPECTIONS.
Engineered specifically for BRRRR, fix-and-flip, and buy-and-hold real estate investors. We strip away cosmetic fluff and focus on the Big 5: Foundation, Roof, HVAC, Electrical, and Sewer Plumbing.
Meet Inspector Mack & The Secured Team
Every inspection is led directly by TREC Professional Master Inspectors using calibrated diagnostic gear. We don't just check cosmetic boxes—we map subgrade foundation movement, scan thermal anomalies through solid sheetrock, and scope subterranean lateral lines to defend your earnest money and equity.
Inspector Mack • TREC #23070
Investor Diligence: Underwriting the 'Big 5' CapEx Items
Inspector Mack explains how experienced Texas investors use forensic diagnostic reports to protect profit margins and negotiate deep discounts.
"A novice investor guesses repair costs from a 15-minute walkthrough. A seasoned investor hires Secured Inspections to get exact elevation plots, thermal scans, and sewer footage to negotiate $15,000 off the purchase price."
WHAT WE SPECIFICALLY AUDIT & DELIVER
Our forensic checklist exceeds standard minimum requirements. Every component is rigorously evaluated and cataloged with high-resolution imagery and severity tiers:
Foundation Slab & Pier Elevation Contour
ZipLevel manometer elevation mapping across all rooms to determine structural pier requirements and soil deflection.
Roof Covering Remaining Useful Life (RUL)
Auditing shingle granules, fiberglass mat exposure, hail damage, storm flashing, and estimated years of remaining life.
HVAC Compressor & Heat Exchanger Health
Checking R-22 vs R-410A refrigerant status, condenser age, compressor amp draw, and delta-T cooling split performance.
Main Electrical Service & Panel Hazards
Checking 100A vs 200A service capacity, aluminum branch wiring, cloth jacket insulation, and obsolete breaker panels.
Subterranean Sewer Lateral Video Scope
200ft HD camera traversal from cleanout to city tap detecting bellies, roots, collapsed clay, and rusted cast iron.
Water Supply Piping & Water Heater Life
Checking for galvanized pipes, polybutylene tubing, pinhole leaks, and water heater manufacture age.
Termite & Wood Destroying Insect (WDI) Screening
Visual check for subterranean termite mud tubes, Formosan infestations, wood rot, and conducive moisture conditions.
FLIR Infrared Thermal Scan for Hidden Leaks
Sweeping walls and ceilings for concealed roof leaks, wet insulation, and uninsulated walls.
Texas Gulf Coast Environmental Defect Matrix
Southeast Texas structures face unique environmental stressors that generic national inspection checklists routinely overlook. We specialize in identifying these regional failure modes:
Collapsed Cast Iron Sewer Lateral
1960s cast iron drain lines under foundation slabs corrode from hydrogen sulfide gas, collapsing completely under living areas.
Obsolete R-22 Refrigerant HVAC Systems
Old air conditioning units utilizing banned R-22 Freon refrigerant that cannot be legally recharged at reasonable cost.
Unpermitted DIY Additions & Enclosed Garages
Previous flippers enclosing garages or converting patios without permits, proper header beams, or HVAC supply.
Advanced Diagnostic Equipment Suite
Human eyes alone miss hidden electrical hotspots, subterranean pipe collapses, and millimeter-level slab deflections. Every Secured Inspections vehicle is equipped with industrial instrumentation:
ZipLevel® Pro-2000 Altimeter
Maps floor elevations to determine pier requirements for accurate foundation leveling bids.
RIDGID® SeeSnake TruSense 200ft
Records 1080p HD video inside lateral sewer pipes with 512Hz sonde underground locator.
FLIR® E8-XT Camera
Scans through fresh cosmetic paint to detect hidden moisture, mold, and missing insulation.
Extech Gas Detector
Sniffs furnace heat exchangers and gas lines for leaks.
Actual Field Finding & Financial Impact
Here is an authentic defect documented in our recent inspections, demonstrating how our forensic reports deliver tangible financial leverage:
Collapsed Orangeburg / Cast Iron Sewer & 1.9-Inch Slab Drop
Our sewer camera revealed a 15-foot collapsed cast iron section beneath the front yard live oak tree, causing complete sewage stoppage. Simultaneous ZipLevel mapping logged a 1.9-inch elevation drop toward the rear bedrooms requiring an estimated 12 foundation piers.
Frequently Asked Questions: Residential Investor Inspection
Everything you need to know about this inspection scope, scheduling timeline, and Texas legal protections:
Q1Why do investors choose Secured Inspections over standard home inspectors?▼
Standard inspectors write 80-page reports bogged down in loose door knobs and chipped paint. Investors don't care about cosmetic fluff; they need hard numbers on the Big 5: Foundation, Roof, HVAC, Electrical, and Sewer. We deliver investor-focused clarity.
Q2How fast do you deliver reports for short option periods?▼
We guarantee same-day digital report delivery before 9:00 PM. If you are operating on a 3-day option period or wholesale inspection window, you will have your complete report in hand that evening.
Q3Can I add a sewer scope and termite inspection to my order?▼
Yes! We offer discounted investor bundles that include our full forensic home inspection, 200-foot HD sewer camera scope, and official Texas SPCS WDI termite inspection in a single visit.
Q4How does your ZipLevel foundation survey help my renovation budget?▼
Foundation companies frequently quote 20 to 30 piers ($10,000–$15,000) when a home only has minor seasonal deflection. Our independent ZipLevel manometer map gives you unbiased, millimeter-level elevation data so you only pay for piers that are truly structurally necessary.
Q5Do you inspect properties for out-of-state investors?▼
Yes! A significant percentage of our investor clients live outside Texas. We provide ultra-detailed photo and video documentation, followed by a direct phone debrief with Inspector Mack to discuss numbers and risks.
Q6Can your report be used to renegotiate wholesale or off-market contracts?▼
Absolutely. Wholesalers and distressed sellers often push back against verbal repair complaints. Presenting our third-party, state-licensed report with photos and video footage of collapsed pipes or foundation deflections provides undeniable proof that justifies immediate price reductions.
Real Estate Investor & BRRRR Acquisition Rate Schedule
Focused on the Big 5 Capital Expenditure systems (Foundation, Roof, HVAC, Electrical & Underground Sewer) with same-day repair cost leverage for your Option Period.
Investor Single-Family Inspection (Up to 2,000 sq ft)
$375–$425The Secured Buyer Shield™ (+Termite WDI + HD Sewer Scope)
+$240Crawlspace / Pier & Beam Sub-Structure Modifier
+$95Repeat Investor Loyalty Discount (Promo Code: LOYALTY10)
-10% OFFRepeat investors automatically receive 10% OFF base inspections using promo code LOYALTY10, plus -$50 OFF when bundling Termite + Sewer Scope.
INSTANT QUOTE ESTIMATOR
Select your property size below for guaranteed Texas inspection pricing. Every full inspection includes our $350+ diagnostic suite (FLIR® Thermal, 4K Drone, ZipLevel®) at zero extra charge.
Entering your address transfers your property details directly into dispatch & Stripe checkout with zero re-typing.
- ✓FLIR® Thermal Imaging (Moisture & Hotspots — $150 Value)
- ✓4K Aerial Drone Roof Scan (Steep & 2-Story — $200 Value)
- ✓ZipLevel® Foundation Survey (Precision Elevation Delta)
- ✓Same-Day PDF Report (Guaranteed Delivery by 9:00 PM)
Ready to Inspect with Inspector Mack?
Lock in your preferred date and morning/afternoon inspection window online. Guaranteed same-day digital delivery before 9:00 PM.