What to Ask During a Home Inspection in Richmond, TX
Ask about what the report can't show you: How old is the major system, what would the inspector expect to spend in the next few years and what aspects of the report would require a specialist to be handled before the inspection is closed. That's what to ask during a home inspection and it beats any generic checklist.
Texas Real Estate Commission rules (22 TAC 535.227) define the job as a limited visual survey and basic performance evaluation. So the inspector reports what's accessible on the day, nothing hidden. Your questions fill in the rest.
At Fidelis Home Inspections, we wrote this for buyers who want real answers when they leave the appointment. You'll find questions grouped by house system, what Texas rules say an inspector will and won't do, and rough repair costs so every finding has a price tag. For the full scope of what we cover, see our inspection services.
Questions to Ask a Home Inspector Before You Book
Start with the license, then the report and the scope. Confirm the inspector's license number with the Texas Real Estate Commission before you pay. Then ask exactly what the fee covers and what costs extra.
The best questions to ask a home inspector at this stage are about process, not the house. Any home inspector in Richmond, TX should answer these in under a minute:
Which license do you hold? Ours is TREC Professional Inspector #27069, and any inspector's number can be checked with TREC.
How soon is the report? Ours arrives digitally within 24 hours, with photos and a recommendation for each finding.
Can I attend the whole inspection? You should. Most run 2 to 4 hours, depending on the size and age of the house.
What's not covered? Termites, mold and a camera run through the sewer line sit outside the standard scope.
Budget an estimated $400 to $600 for a mid size home in the Houston area. Termite and sewer camera work costs extra.
Do this before the appointment, not during the appointment. Buyers who are reactive about what to ask during a home inspection rather than proactively addressing questions during the home inspection are spending the first hour of the inspection instead of listening.
Your agent may suggest a name, but the hire is yours. Treat what to ask during a home inspection as a screening call too. An inspector who dodges scope questions on the phone will dodge them in the report.
Home Inspection Walkthrough Questions
Follow the inspector and ask questions about items that are observed, heard and smelled throughout the house.
The best home inspection walkthrough questions point at something visible:
What does this look like it's from, and who should confirm it?
Which of these would you want a specialist to look at before closing?
Where are the main water shutoff and the electrical panel? The inspector must report the location of the shutoff per TREC.
What if there is something you couldn't check? Why? If an inspector does not inspect a component, the rules stipulate that a note must be made on the inspection report.
Tip: Ask the inspector to point out the main water shut-off before they leave. It's not the right time to look for a burst supply line at 2 a.m. |
Write the list down. What to ask during a home inspection shouldn't depend on your memory at hour three.
Foundation and Drainage Questions to Ask a Home Inspector in Texas
Explore if the foundation is functioning and why. What evidence is there to support that opinion, and where does rainwater go after it exits the roof? A shrug is not a good answer in Texas, because you have to have a written opinion on foundation performance.
The soil of Fort Bend County is mostly clay and clayey loam, which expand in moisture and shrink in the dry summer, sliding slabs follow. These foundation and drainage questions to ask a home inspector in Texas target that movement:
What sort of characteristics did you look for in the movement? The more common signs are binding doors, sloping floors, wall cracks, ceiling cracks, and cracking brick, TREC says.
Is the motion recent or old and established? Check for new paint jobs or patching around cracks.
Is there a grade down from the house and do gutters and downspouts function properly?
What did you find below the house if it is a pier and beam house? Inspectors aren't required to enter spaces with less than 18 inches of headroom.
Drainage gets more serious near the Brazos. Fort Bend County activated its Emergency Operations Center to Level 3 on May 1, 2024, after a week of rain in the watershed of the Navasota River, with the Richmond forecast at 44.5 feet, just below minor flood stage.
If the house sits close to the river or low on the street, add flood risk to your Richmond home inspection checklist. Ask the seller about the property’s flood history, and have your agent look into the area’s hydrology and groundwater. Don’t count on the home inspector for that part. They aren’t required to do a hydrology or groundwater inspection.
Questions to Ask About the Roof, HVAC and Water Heater
These three systems carry the biggest replacement bills in a Houston area home, so ask for the age, condition and possible remaining life of each. Texas does not require an inspector to list life expectancy or age so it's asking for field experience and not a guarantee.
Use these questions to ask about the roof, HVAC and water heater:
System | Ask the inspector | Why it matters |
Roof | Did you walk the roof? Did you find any water penetration or loose flashing? | Inspectors are not required to identify latent hail damage or estimate how many years remain in the roof’s life. |
HVAC | What was the temperature split between supply and return air? Was the system tested? | |
Water heater | Is the temperature-and-pressure relief valve present and piped correctly? Is a garage-installed unit raised at least 18 inches above the floor? |
Here's why the answers carry weight. Estimates for the Houston area:
System | Budget for replacement at about | Estimated cost |
Asphalt shingle roof | 15 to 20 years | $9,000 to $18,000 |
Central air conditioner | 10 to 15 years | $5,500 to $10,000 |
Tank water heater | 8 to 12 years | $1,300 to $2,300 |
A buyer facing an old roof and a tired air conditioner could be looking at $14,500 to $28,000. A fee in the $400 to $600 range pays for itself only if you know what to ask during a home inspection when those numbers show up. Get written bids before you negotiate.
Blue Tip: Photograph the data plate on the condenser and the water heater. The manufacture date gives the real age, and a seller's memory isn't a reliable source. |
Questions About the Electrical Panel and Plumbing
Ask about the safety, accessibility and protection of the panel, as well as the safety of the plumbing and whether there are any leaks or problems with water pressure. Texas rules hand inspectors a specific list to flag in each, so ask which items showed up in this house.
The questions about the electrical panel and plumbing below come straight from what Texas inspectors must report.
Electrical:
Is the panel cover intact, with 36 inches of clear space in front of it?
Do kitchens, baths, garage and outdoors have GFCI outlets and do bedrooms and living areas have arc fault breakers?
Is any of the branch wiring aluminum, and if so, are the connections approved for it?
Plumbing:
What's the static water pressure? Anything over 80 PSI should come with a pressure reducing valve.
What are the supply and drain lines made of?
Did water flow hold up with two fixtures running at once?
A newer house doesn't shorten the list of questions to ask during a home inspection. New construction gets inspected before closing for a reason, and the same panel and plumbing questions apply.
What a Texas Inspector Can't Tell You
The list of what an inspector is not required to do is long in Texas: he won't find termites, make a mold determination, or make any repair estimates or declare anything safe. Those answers come from a specialist, an engineer or written bids.
What buyers ask | Inspector’s role under TREC rules | Who answers it |
Are there termites? | Not required to determine pests or wood-destroying insects | Licensed pest-control operator |
Is there mold or lead paint? | Not required to determine | Environmental tester |
Is the foundation failing, and what’s the fix? | Gives a written opinion on performance, but not engineering | Structural engineer |
What will repairs cost? | Not required to provide estimates | Licensed contractors, with written bids |
Is the sewer line healthy? | Not required to camera-inspect drain or sewer lines | Plumber with a camera |
Sellers can borrow what to ask during a home inspection as a prep list: clear the panel, attic and water heater, turn on utilities and light the pilots. Inspectors won't.
What to Ask During a Home Inspection About Repairs and Negotiation
Ask about the findings from the inspector and what they are, what they are considered safety items, major defects and what is routine maintenance. Then ask which findings need a specialist to confirm before your option period ends.
Texas contracts give buyers an option period, a window you negotiate and pay an option fee for, during which you can terminate for any reason. That gives the report real weight. Use what to ask during a home inspection after the visit too: one short call to the inspector with your top five findings turns the report into a repair request your agent can send that day.
Home Inspection FAQs
What can ruin a home inspection?
Blocked access does the most damage. If the inspector can't reach the panel, attic or water heater, those items get listed as not inspected. Utilities turned off and pilots out cause the same problem.
What are home inspectors not allowed to do?
Texas rules mostly list what inspectors aren't required to do rather than banning it. They don't open walls, give repair estimates, call anything unsafe, or test for mold, lead paint or termites.
What things are big red flags in a home inspection?
Sloping floors, binding doors and stair step cracks that suggest foundation movement. Active leaks. Water pressure above 80 PSI with no regulator. Missing panel covers or GFCI protection. An air conditioner that can't reach a 15 to 22 degree split.
What is a deal breaker in a home inspection?
That will depend on your risk tolerance and your budget, but the typical type of issues that will require an engineer are active foundation movements, widespread water damage, unsafe electrical service, or an elderly roof the seller won't have the money to replace. In Texas, the power to walk away is given by the option period.
What to watch out for during a home inspection?
Pay attention to the inspector’s thoroughness and the time spent on the inspection. Items that are not inspected are worthy of further questioning, and a usual inspection requires 2-4 hours so a quick one might be worth questioning.
How long does a home inspection take, and when do I get the report?
They generally require 2 to 4 hours, though larger homes and/or pools may take longer. The report is sent electronically within 24 hours, including photos and recommendations.
Should I be there during the inspection?
Yes. This is done by walking the house with the inspector who will show you each finding as he/she sees it and answer your questions as they arise.
Do you inspect new construction homes?
Yes. We review structural, electrical, plumbing and mechanical systems for defects and code problems before you close.
How much does an inspection cost in Richmond, TX?
The price is based on the size, age and type of the property and any extras offered, and is always quoted at the outset with no nasty surprises. The typical running cost of mid-size homes across the Houston area is $400 to $600.
Does a home near the Brazos River need extra checks?
Inquire with the seller regarding flood history and ask your agent to determine if the property is in a flood zone. Request the inspector to inspect grading, gutters and any water problems from previous years at the slab.
Schedule Your Home Inspection Today
Call (832) 278-0239 or email alex@fidelishomeinspections.com to schedule a full home inspection in Richmond. Answers your questions on site and sends a photo report within 24 hours.
Bring this list to Fidelis Home Inspections and we'll go through what to ask during a home inspection room by room. We take calls Monday to Friday, 8 AM to 5 PM.
Sources
Texas Real Estate Commission and Standards of Practice, 22 TAC 535.227 to 535.233: the minimum inspection requirements, limitations and reportable deficiencies for Texas inspectors.
Fort Bend County & Officials Share Update on Possible Flooding May 8, 2024: county press release regarding Brazos River forecast and activation of the Emergency Operations Center.
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