End of Warranty Inspections


Houston - Galveston - Texas Coastal Home Inspections I Coastal Inspector I Infrared Thermography I IRC Code Certified

There is no licensing in Texas for home builders, general contractors and remodelers. Anyone can be one.


	Ever wonder why you never see that 3rd party builder warranty until after closing? What does it cover?

This is a normal home inspection This is our inspection

An 11th month new home inspection. West Ranch, League City, Dec. 2015 Water has to travel through the insulation before it gets to the drywall.

Our Qualifications

1. Require us to be fingerprinted with a criminal background check through the Texas Department of Public Safety (State Police).

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2. Require actual day long proctored controlled testing for ICC certification; not an internet test.

3. We carry a photo ID card and license.

4. We are required to take 50% more yearly continuing education than a simple TREC inspector.

5. Nationally we are in the top percentage as a 2011 (ASHI) national survey showed that 82.2% of home inspectors are not code certified (building and mechanical).

Texas does not require home inspectors to be code certified or have construction experience. Our bad math indicates we are in the top 2% in Texas.

If your builder assured you that you didn't need an inspection before you call me. If you didn't have an expereienced inspector or one that is not a code certified construction inspector call me. Inspections are vastly different. You may have been assured you that the invisible builder inspector was thorough and professional and that the (fill-in-the-blank-city) was the toughest in the area to build in with 43 inspections. That isn't the case from what we or others see nor the next buyer. Plus in the county there are no "city" inspections or rules so even greater short cuts are made like cheaper electrical wiring.

Buyers get homes inspected for a reason. They don't trust your builder. Construction schedulers build your home. Cities do not do code or quality inspections. The art of home building is long gone?

Just read your 3rd party warranty. It doesn't cover much and blames you for many failures.

Junk Inspections

As the end of your first year in your new home approaches you may receive junk mail soliciting your business for an end-of-warranty inspection. These may be from people that pay to get a monthly closing list and in some cases this might be the only inspection service they provide as it is not regulated.

In other cases they may not be licensed inspectors at all and that won't be the first time. They run under the radar because the Texas Real Estate Commission does not have the resources to police such illegal activities. Suffice it to say that, in choosing one of these solicitors, you may have have done something tantamount to seeing a doctor who has not been to medical school. It is easy to see if one is ICC code certified or even licensed. These inspections are a far cry from construction inspections.

ICC/IRC Combination Code Certified R5 Inspector - 5188826
(ICC) Residential Building Inspector
(ICC) Residential Electrical Inspector
(ICC) Residential Mechanical Inspector
(ICC) Residential Plumbing Inspector

Southern Building Code Congress International
SBCCI Combination Code Certified, Legacy

County (IRC) Building Inspections - Texas HB2833

Texas Dept. of Insurance
Residential Property Inspector 16708061031

Texas Real Estate Commission
Professional Inspector 1646

Texas Real Estate Commission
Licensed Continuing Education Instructor for Inspectors 23

Texas Real Estate Commission
Qualified Sponsoring Professional Inspector

Texas Residential Construction Commission Inspector
Combination Code Certified, Dispute Resolution Inspector; Legacy

Texas Professional Real Estate Inspectors Association #435 -MI

Coastal Inspections; Bulkheads, Piers, Docks, Boat Houses

Member of International Association of
Certified Home Inspectors - InterNACHI

InterNACHI - Certified Property Inspector (CPI)

InterNACHI - Certified Home Energy Inspector

End of Warranty Inspection

If your 1-year or 2-year warranty is about to expire on your new home give me a call. My inspection pays for itself and will provide you with what may be your last chance to correct defects at your builder’s expense. Don’t let your anniversary date go by without this important inspection. Our typical warranty inspection brings up issues of a potentially serious nature. Many times these issues are are not easily observed. Today homes are built too quick without adequate supervision. A city inspection is only a few minutes "hot point" inspection and no where near an adequate inspection. Commonly found issues:

Roof Defects and Leaks (if it has recently rained)

Roof Structure & Attic Issues

Door problems and leaks

Window problems and leaks

Electrical Safety Issues (in almost every home)

Plumbing Issues

A/C & Heat Issues

Property Drainage Problems

Unfortunately more new built homes are showing foundation issues
within the first year

The International Code Council in its "Legal Aspects of Code Administration" admonishes the public by saying , "it is up to the purchaser to determine the soundness of the building prior to the finalization of the purchase and/or to hire a professional inspector". (A professional inspector versed in the codes.)

Home building superintendents and project managers call me to inspect their personal homes. I've even inspected homes for home inspectors buying their homes. While some inspection companies will only inspect homes to some minimum (fall over and hit them in the head) standard, we actually inspect.

Texas home inspectors are licensed through TREC (Texas Real Estate Commission) for resale/used properties. The standards were written for used home sales. The TREC does not require the home inspectors to be code certified in order to do home inspections so the majority are not. I am a construction inspector.

The other question is how qualified is the home inspector to inspect resale/used homes and know when a code violation is present?

Sadly, some people may be talked out of having an inspection by either their builder or real estate agent.

"You don't need an inspection on this home, it's brand new, if anything goes wrong, you have a warranty!"

If that doesn't work, the new home owners are then told....

"We have a third party inspection done on your home, there is no need in you hiring your own inspector"

They might have had an sub-contract company come out, but what they may not tell you is that it was a inspection that the builder designed, nor show it to you or have no obligation to fix anything. Plus you can't assume they are using licensed inspectors. That inspection company is only in business to inspect builder homes as a sub-contractor. No license is required. Plus, what can you expect for a low cost sub-contractor inspection. That builder/inspector vendor deal is better than the fox watching the hen house.

See a production builder 11th month inspection image below of unseen roof leaks

Was your home built after 2000? Builders set aside millions to fix mistakes in housing boom homes.
Click here

There appears to be a greater marketing effort for some bulders to sub-contract with a 3rd party private inspector on their homes so they can tell you they have a private inspector. You need to ask - Who is that guy? You should investigate that sub-contract inspector as you would on the one you are hiring.

I work for you. I look at each home as if I were going to buy it.

Call me today.

281-337-4052