3 SPECIALIZEDINSPECTION CATEGORIES.
Home Inspector • Commercial Real Estate • Specialty Building Inspections
From high-stakes Option Period residential negotiations to institutional commercial acquisitions and laboratory-backed environmental testing across Southeast Texas.
HOME INSPECTOR — RESIDENTIAL INSPECTIONS (13 SCOPES)
Buyer's Pre-Purchase Home Inspection
Full TREC structural, ZipLevel® foundation elevation, roof drone, electrical, HVAC, and plumbing audit before your Option Period closes.
Seller's Pre-Listing Home Inspection
Move-In Certified report. Uncover and resolve repair red flags before listing to eliminate 5:00 PM buyer Option Period price cuts.
11-Month Builder Warranty Inspection
Hold your builder accountable before your 1-year warranty expires with a photo-documented punchlist of settling, roof, and HVAC defects.
3-Phase New Construction Inspections
Phase 1 Pre-Pour Foundation ($325+) • Phase 2 Pre-Drywall Framing & Rough-In ($350+) • Complete 3-Phase Package ($950+, Saves $100).
Luxury Estate & Custom Home Inspection
Multi-zoned VRF HVAC systems, slate/tile roofs, commercial chef ranges with makeup air, smart automation, and custom waterfront estates.
Older, Historic & Pier-and-Beam Homes
Pier-and-beam crawlspaces (+$95), older electrical panels & cloth/knob-and-tube wiring, galvanized supply pipes, and cast-iron drains.
Condo & High-Rise Interior Inspection
Walls-in condo audits: FLIR® ceiling leak scans from upper units, sub-panel breakers, dedicated HVAC/fan-coil units, and balcony waterproofing.
Multi-Story Urban Townhome Inspection
2 to 4-story Houston townhomes: parapet cap flashing, rooftop terrace membranes, stucco clad envelopes, firewalls, and multi-floor plumbing.
Manufactured, Modular & Mobile Homes
HUD Code 24 CFR 3280 evaluation: steel I-beam chassis level, hurricane tie-down anchors, marriage-line seals, belly wrap, and HUD data plates.
Duplex, Triplex & Fourplex (2–4 Units)
100% unit-by-unit inspection of 2 to 4-unit residential investments: separate utility meters, individual HVACs, shared roofs, and fire separation.
Real Estate Investor & Rental Diligence
BRRRR, rental portfolio, and fix-and-flip audits focusing on the Big 5 CapEx drivers: Foundation, Roof, HVAC, Electrical Panel, and Sewer Line.
4-Point Home Insurance & Roof Cert
Underwriter-formatted inspection of Roof, Electrical Panel, Plumbing, and Central HVAC for older Texas & coastal homeowners insurance policies.
Post-Storm & Annual Home Checkup
Independent 4K drone roof, FLIR® ceiling moisture, and ZipLevel® slab checkup after Gulf Coast wind/hail storms—zero roofing sales pitch.
COMMERCIAL REAL ESTATE INSPECTIONS (6 SCOPES)
Commercial Property Condition Assessment (PCA)
Full ASTM E2018-24 due diligence reports with Table of Probable Costs, immediate life-safety repairs, and 10-year Capital Reserves.
Triple-Net (NNN) Lease Entry & Exit Inspection
Pre-lease baseline facility audits and lease-exit walkthroughs protecting commercial tenants and landlords from inherited HVAC/roof liabilities.
Commercial Apartment & Multi-Family (5+ Units)
Apartment complexes and mid-rise developments: unit sampling or 100% walk, exterior concrete breezeway integrity, roofs, and central boilers.
Industrial Warehouse & Flex Space PCA
Heavy slab load & joint deflection, hydraulic loading dock levelers, 480V 3-phase switchgear, ESFR fire sprinklers, and metal/TPO roofs.
Retail Centers, Restaurants & Strip Malls
Multi-tenant rooftop HVAC (RTU) arrays, grease interceptor lines, storefront canopy flashings, parking lot sub-base, and ADA Title III access.
Office Buildings & Medical Suites PCA
480V electrical switchgear FLIR® thermal scans, flat membrane roofing, HVAC chiller/RTU zones, life-safety egress, and curtain walls.
SPECIALTY BUILDING INSPECTIONS (15 SCOPES)
Termite & Wood-Destroying Insect (WDI)
Official TDA Form SPCS/T-4 (SPCS Lic. #089201). Required for VA, FHA, and conventional loans to detect subterranean & Formosan termites.
Mold Inspection & Indoor Air Quality Testing
Calibrated Zefon Bio-Pump spore trap air cassettes (1 outdoor + 2 indoor), surface swabs, and AIHA-accredited lab spore counts.
HD Sewer Camera Scope & Hydrostatic Test
HD video camera scan from cleanout to city tap (plus optional hydrostatic slab drain leak testing) for cast-iron rot, bellies & roots.
Swimming Pool & Hot Tub / Spa Inspection
Gunite shell, variable-speed pumps, gas/heat-pump heaters, salt cells, VGBA anti-entrapment drains, and 8 AWG electrical bonding.
Seawall, Canal Bulkhead & Boat Dock
Galveston & Clear Lake canal tie-back rod tension, deadman anchors, vinyl/wood sheet piling rotation, soil sinkholes, and boat lifts.
Septic System (Conventional & Aerobic)
Sludge core sampling, aerator compressor pressure, effluent pump amp draw, high-water alarms, chlorinators, and spray/drainfields.
Private Water Well & Lab Quality Test
Submersible pump amp draw, bladder tank air charge, 40/60 pressure switch cycling, sanitary wellhead seal, GPM flow & lab water test.
Drinking Water Quality, Lead & Bacteria Lab
EPA/TCEQ laboratory potability testing (VA/FHA loan compliant) for Total Coliform, E. coli bacteria, lead, arsenic, copper, and nitrates.
Pre-1978 Lead-Based Paint & Dust Wipe Lab
Pre-1978 residential screening: window sill dust wipes, friction door jambs, flaking exterior trim, and accredited laboratory lead analysis.
Guest House, Casita, Detached Garage & Barn
Detached guest quarters, garage apartments, pole barns, and workshops: structural framing, electrical sub-panels, feeders, and plumbing.
Lawn Sprinkler & Irrigation System
Zone-by-zone pressure testing (1–8 zones included), backflow preventer check, rain/freeze sensors, and perimeter slab moisture balance.
Stucco & EIFS Moisture Intrusion Inspection
ASTM E2110 non-invasive capacitance moisture scanning, pin-probe verification, kickout flashing, weep screeds, and FLIR® thermal imaging.
INCLUDED FREE WITH EVERY RESIDENTIAL FULL INSPECTION
Zero add-on fees. Every standard buyer and seller inspection automatically receives our complete 3-part advanced diagnostic package.
FLIR® Infrared Thermal Imaging Scan
Included FREE ($0.00) on every full residential & commercial inspection to uncover hidden plumbing leaks, moisture & overheated breakers.
4K Aerial Drone Steep & Tile Roof Scan
Included FREE ($0.00) on steep, 2-3 story, slate, clay tile, and commercial roofs (or $195 standalone Roof Condition Certification).
ZipLevel® Foundation & Slab Elevation Survey
Included FREE ($0.00) on every full home inspection: room-by-room digital altimeter mapping (to 0.05") for Houston expansive clay movement.
Inspection Scope Strategy with Inspector Mack
Watch Inspector Mack guide buyers, commercial investors, and Realtors through our 3 specialized inspection divisions.
Inspector Mack • TREC #23070
Inspector Mack's Field Briefing: Choosing Your Exact Inspection Scope
Master Inspector Mack guides buyers, commercial investors, and Realtors through our 3 specialized inspection divisions.
"Every property has a unique risk profile. A 1965 ranch in Spring Branch needs a sewer scope and foundation survey; a canal home in Tiki Island needs a bulkhead audit and piling check; a retail strip center needs an ASTM E2018 PCA. Match the right scope to your investment."
How to Choose the Right Inspection Service in Texas
What is included free in every standard home inspection?▼
Every full Residential Home Inspection ($375+ base) includes three advanced diagnostic tools at $0 extra charge ($350+ combined value): FLIR® Infrared Thermal Imaging, 4K Aerial Drone Roof Photography (weather/airspace permitting), and a room-by-room ZipLevel® Digital Foundation Elevation Survey, plus same-day report delivery before 9:00 PM.
Which add-ons should I add for an older Houston or Galveston home?▼
For homes built before 1985, always add an HD Sewer Camera Scope (+$175 bundled) to check underground cast-iron drain pipes and an official Termite & WDI Report (+$115 bundled)—bundled together in our Secured Buyer Shield™ for +$240 (saving $50). For homes 20+ years old or near the coast, adding a 4-Point Insurance Report (+$125 bundled) streamlines homeowners insurance binding.
Can I order a specialty inspection by itself without a full home inspection?▼
Yes. Every specialty service—including 4-Point Insurance ($225), Post-Storm Roof & Moisture Checkup ($245), Termite & WDI ($175), Sewer Camera Scope ($275), Mold Air Quality Testing ($450), Seawall/Bulkhead ($325), Stucco Moisture ($325), Pool/Spa ($225), and Water Well/Septic—can be booked standalone or bundled at discounted add-on rates.
What environmental testing do you perform (and not perform)?▼
We perform TDLR-licensed Mold Inspection & AIHA-Accredited Indoor Air Quality Testing (TDLR MAC #1974), EPA Pre-1978 Lead-Based Paint & Dust Wipe Lab Analysis, and EPA/TCEQ Drinking Water Bacteria, Lead & Heavy Metals Potability Testing. All environmental samples are analyzed by independent third-party laboratories with zero remediation conflict of interest.
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 Schedule with Inspector Mack?
Lock in your preferred date and inspection window online. Guaranteed same-day digital delivery before 9:00 PM.