The home buyer
We look for components or systems which do not meet current standards, are broken or do not function correctly and conditions which may be hazardous.
The inspector is the only person required at the inspection. The client is usually invited to be present the last 30 minutes to get a summary of the high points.
The client and their realtor discuss the deficiencies first from the standpoint of do we want to move forward with the purchase or look for another property. The other option might be to present a list of items which would need to be repaired by the seller in order for the deal to be acceptable to the buyer.
The client or person paying for the inspection is the only person entitled to receive the report according to TREC (Texas Real Estate Commission) rules. Most clients opt to have their realtors receive a copy at the same time so they can compile the request list of items they would like to have repaired.
TREC has Standards of Practice (SOP) which define the minimum requirements for a real estate inspection. The SOP specifies which systems and components of the home are required to be inspected and what elements of that component are to be checked as well as what are considered deficiencies of that component. It covers all components and systems from the roof through the foundation inside and out.
Under the TREC SOP, swimming pools are considered an optional system and which is not required to be inspected. I and many other inspectors choose to become certified pool inspectors and offer that extra service as part of the inspection at no additional charge.
Even though the TREC SOP considers in an optional component, it has guidelines for what should be inspected. The link to this section of the SOP is .
Homes constructed prior to 1973 are more likely to contain asbestos in some building materials. The only way to know for sure is to have suspected materials lab tested to determine if it is present.
The findings of a home inspector do not obligate either party to make any repairs or replace any component considered defective by the inspector. The buyer and their agent will typically present the seller with a request list of items they want to have repaired or replaced. The repair or replacement of those items are then negotiated by the parties.