Home Inspection FAQ's: Wood Inspection Services

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A comprehensive home inspection covers all major systems and components of a home, including the roof, foundation, plumbing, electrical, HVAC, insulation, and interior/exterior structures. A typical inspection lasts 2-3 hours and produces a detailed report documenting the condition of each area. Wood Inspection Services serves San Marcos and the surrounding Central Texas area.

A thorough home inspection gives you an accurate picture of a home's condition before purchasing. With 25+ years of construction management and inspection experience, I examine every accessible system and component a homebuyer needs to understand before closing.

Structural Components Inspected:

• Foundation (cracks, settlement, moisture issues)
• Roof condition (age, leaks, missing shingles, flashing integrity)
• Exterior walls (siding, brick, water damage, paint condition)
• Attic (insulation, ventilation, signs of water intrusion)
• Crawl space (structural damage, moisture, pest damage)
• Basement (water damage, foundation cracks, flooding risk)

Systems Examined:

• Electrical system (panel capacity, outlet safety, proper grounding)
• Plumbing (water pressure, drain function, leak risks, water heater condition)
• HVAC (furnace/AC efficiency, ductwork, thermostat operation)
• Insulation levels (R-value adequacy for the local climate)
• Ventilation (proper air exchange, moisture control)

Interior Elements:

• Walls, ceilings, and floors (structural integrity, water damage, settling)
• Windows and doors (operation, seals, security)
• Kitchen and bathroom fixtures (functionality, water damage)
• Stairways and railings (safety code compliance)
• Fireplace and chimney (draft, structural integrity)

Exterior Assessment:

• Grading and drainage (water flow away from foundation)
• Deck/patio condition (structural safety, code compliance)
• Driveway and walkways (trip hazards, settling)
• Landscaping and trees (branch overhang risks, root damage)
• Gutters and downspouts (proper drainage function)

A TREC-licensed Professional Real Estate Inspector performs a limited visual survey and basic performance evaluation of a home's accessible systems and components at the time of inspection giving you an accurate picture of the property's condition on the day of the inspection.

Using TREC's Standards of Practice as the guiding framework, every inspection covers:

• Are there visible deficiencies? The inspector identifies observed problems in accessible systems and components:  structural, mechanical, electrical, plumbing, HVAC, and more.
• Is it performing as intended? Each system is evaluated against accepted industry standard practices, accounting for the home's age and normal wear and tear.
• Does it meet TREC's reporting standards? All deficiencies are documented on the state-required Standard Inspection Report Form (REI 7-6), ensuring a consistent, reliable report every time.

Every finding in the report reflects what was observed on the day of inspection. The report documents deficiencies in the systems and components of the home separating items that require attention from those that are functioning as expected.

San Marcos has a wide mix of older homes and newer construction, each with different characteristics worth understanding:

• Older homes may have outdated electrical systems or foundation settling that require closer evaluation
• Newer construction may have workmanship issues or code concerns worth documenting
• The local climate creates specific moisture and cooling considerations that show up regularly in inspections here

A typical home inspection takes 2-3 hours, depending on home size, age, and complexity. Smaller homes (1,500-2,000 sq ft) take 2 hours; larger or older homes may take 3-4 hours.

Small Home (1,000-1,500 sq ft): 1.5-2 hours

• Single-story or simple 2-story layout
• Newer construction (fewer hidden issues to investigate)
• All systems easily accessible

Medium Home (1,500-3,000 sq ft): 2-2.5 hours

• Standard 2-story or ranch layout
• Mixed age construction
• Moderate complexity of systems

Large Home (3,000+ sq ft): 3-4 hours

• Multi-level or complex layouts
• Multiple systems, larger mechanical rooms
• Older homes requiring deeper investigation

Older Homes/Fixer-Uppers: 3-4+ hours

• More potential issues require closer examination
• Outdated systems need thorough assessment
• Hidden damage investigation may extend time

Age of Home

Homes built in different eras have different characteristics. A 1970s home in San Marcos may have older electrical systems, plumbing materials, or foundation conditions that require closer evaluation.

Accessibility

• Tight attic spaces take more time to navigate safely
• Crawl spaces with limited clearance require additional care
• Detached garages, sheds, or pools add to the overall scope

Complexity of Systems

• Multi-zone HVAC systems take longer to evaluate
• Older plumbing with mixed materials requires thorough assessment
• Complex electrical panels need careful review

Scope of the Property

• Water damage evidence requires investigation of the source
• Roof conditions may require extended exterior examination
• Structural observations may require additional documentation

With 25+ years of construction management and inspection experience, a methodical inspection looks like this:

1. Exterior Walkthrough (20-30 min): Roof, siding, foundation, grading, trees, utilities
2. Roof Access (15-20 min): Climb roof, inspect shingles, flashing, chimney, vents
3. Attic/Crawl Space (20-30 min): Insulation, ventilation, structural framing, moisture signs
4. Interior Systematic Review (45-60 min): Every room, kitchen, bathrooms, walls, ceilings, floors
5. Mechanical Systems (30-45 min): HVAC, electrical panel, plumbing, water heater
6. Final walkthrough & photos (15-20 min): Document findings, client questions

A little preparation goes a long way toward a smooth, complete inspection:

1. Unlock all access points: Attic hatches, crawl space entries, gates, and outbuildings
2. Clear areas around mechanical systems: Move clutter away from the HVAC unit, water heater, and electrical panel so the inspector can evaluate them properly
3. Have all utilities on: Electricity, gas, and water must be active so the inspector can test outlets, appliances, plumbing, and HVAC
4. Locate the garage door opener: Needed to test the door and its safety features
5. Make sure all areas are accessible: Basements, attics, crawl spaces, and exterior structures should be reachable

During a home inspection, you may accompany the inspector as they systematically examine every major system and component in the home. You'll see them test outlets, inspect the roof, check plumbing, evaluate HVAC systems, and document findings objectively, with photos and thorough notes. The inspector will explain issues as they find them, answer questions throughout, and flag anything requiring specialist evaluation.

A professional home inspection is a systematic walkthrough of the home's condition. The inspector documents findings and explains what they mean as the inspection progresses.

Step 1: Pre-Inspection Walkthrough (5-10 minutes)

The inspector introduces themselves, reviews the scope of the inspection, discusses timeline and access areas, and explains the report format you'll receive.

Step 2: Exterior Assessment (20-30 minutes)

The inspector examines the roof condition, exterior siding/brick, foundation for cracks or settlement, grading and drainage, windows and doors, gutters, decks, patios, and trees near the structure. You'll observe the inspector climbing the roof with proper safety equipment, checking gutters, examining the foundation, and documenting findings with photos.

Step 3: Roof & Attic Inspection (15-20 minutes)

The inspector climbs onto the roof with safety equipment, examines shingle condition, flashing, vents, and chimney, then accesses the attic to check insulation levels, ventilation, and moisture signs. Key findings include roof age/remaining life, leaks, ventilation adequacy, and insulation effectiveness.

Step 4: Interior Systematic Review (45-60 minutes)

The room-by-room walkthrough covers the kitchen (countertops, cabinets, sink, appliances), bathrooms (tile, fixtures, water pressure, ventilation), bedrooms and living areas (walls, ceilings, windows, outlets), and basement (foundation cracks, water damage, moisture, structural beams).

Step 5: Mechanical Systems Review

The electrical panel, outlets, and grounding are tested for safety. Plumbing is checked for water pressure, drain function, water heater condition, and shutoff valve locations. The HVAC system is evaluated for age, operation, thermostat function, filter condition, and ductwork.

Step 6: Final Walkthrough & Documentation

The inspector takes final photos, reviews major findings with you, answers remaining questions, and explains the report timeline.

Before leaving the inspection, your inspector should be able to address:

1. What deficiencies were identified in the roof?
2. Are there any safety-related deficiencies documented in the report?
3. What systems or components show evidence of wear, damage, or deferred maintenance?
4. Are there any electrical deficiencies that require attention or further evaluation?
5. Are there visible signs of water intrusion or moisture issues?
6. What is the observed condition of the major mechanical systems (HVAC, plumbing, water heater)?
7. Are any areas recommended for further evaluation by a specialist?
8. Were there any systems or areas that could not be inspected, and why?

Expect a detailed written report within 24 hours including a summary of major findings, system-by-system detailed assessment, photos of significant issues, and recommendations for repairs or further evaluation.

Home inspections in San Marcos typically cost $435-$650, depending on home size, age, and complexity. Smaller homes cost less; larger or older homes cost more. The investment gives you negotiating power and helps you avoid costly unexpected repairs after closing.

Small Home (1,000-1,500 sq ft)Single-story or simple 2-story, newer construction, straightforward systems

Medium Home (1,500-3,000 sq ft)Standard 2-story or ranch, mixed age construction, standard complexity

Large Home (3,000+ sq ft)Multi-level or complex layout, older homes requiring deeper inspection, multiple structures

Very Old/Complex HomesHomes built pre-1970s with multiple system concerns, or properties with known issues requiring extended assessment

On-Site Inspection (2-3 hours): Comprehensive walkthrough of every system, testing of electrical outlets, plumbing, HVAC, roof and foundation assessment, attic and crawl space inspection, and documentation of all findings.

Detailed Written Report (within 24 hours): System-by-system breakdown, professional photographs of issues, and recommendations for repairs or specialist evaluation.

Professional Expertise: 25+ years of construction management and inspection experience, knowledge of local San Marcos building history and climate challenges, and experience identifying hidden damage and future problems.

A home inspection gives you documented findings before closing. When significant issues are identified, a roof nearing end of life, an aging HVAC system, or foundation concerns, you have a factual basis to negotiate repairs, a price adjustment, or simply proceed with a clear understanding of what you're buying.
 

A home inspection gives you an accurate picture of a home's condition before closing, so you can negotiate from a position of knowledge, plan for future maintenance, and make a confident decision.

1. Negotiate from a Position of Knowledge. When an inspection identifies significant issues, a roof nearing end of life, an aging HVAC system, or outdated electrical, you have documented findings to support a price negotiation or repair request.

2. Know What You're Buying Before Closing. Some findings are manageable, others change the calculus entirely. An inspection gives you the information to make that call before you're committed, not after.

3. Understand Your New Home. Learn how the systems work, where shutoffs are located, and what maintenance is coming. The goal is to explain not just what was found, but what it means for you.

An experienced home inspector brings the context to understand what a finding means, how significant it is, and what to expect next. With 25+ years of construction management and inspection experience, the goal is to give you a clear, accurate picture of the home's condition.

1. Construction Knowledge = Better Context. An experienced inspector doesn't just note what exists, they understand structural systems, building codes, materials, and how things fail over time. The difference between a foundation crack that needs monitoring and one that warrants a structural engineer isn't always obvious. Experience is what makes that call accurately.

2. Pattern Recognition from 25+ Years. With thousands of homes inspected across different eras and construction types, an experienced inspector knows what to look for in original systems and materials in older homes construction characteristics typical of each era, and the quality of work in more recent renovations. Every home has a history, and experience means knowing how to read it.

3. Communicating Findings Clearly. An experienced inspector translates findings into plain language; what was observed, what it means, and what to do about it.

4. Knowing What Matters. Experienced inspectors focus on structural integrity, safety, system functionality, and conditions that are likely to change over time, and communicate findings clearly so you understand what warrants attention and what doesn't.

The value of experience shows up in the details: recognizing when a roof has 5-7 years of useful life remaining vs. when it needs immediate attention, identifying whether foundation movement is typical settling or something worth escalating, and knowing when a system is performing within normal range vs. approaching the end of its lifespan. That context is what turns a report into a useful decision-making tool.

The most common inspection findings are roof leaks or aging, electrical system limitations, HVAC system aging, plumbing issues, water damage, and foundation settling. Most homes have at least one significant finding; experienced inspectors help you understand what warrants attention and what doesn't.

Roofing Issues

• Aging roof (15-20+ years): Roof replacement is typically a near-term planning item for older roofs.
• Missing or damaged shingles: May be patchable or may indicate broader wear depending on extent.
• Flashing issues (around vents, chimneys): A common source of water intrusion; worth addressing.
• Poor roof ventilation: Affects attic temperature and moisture levels; often correctable.

Electrical System Issues

• Outdated panel (less than 100 amps): May be undersized for modern appliance loads; worth evaluating.
• Knob-and-tube wiring (very old homes): An older wiring type that many insurers no longer cover; typically warrants further evaluation.
• Aluminum wiring (1960s-1980s): A known concern in homes of this era; a licensed electrician can assess the condition.
• Reverse polarity or improper grounding: A wiring issue that should be corrected by a licensed electrician.

HVAC System Issues

• Aging furnace/AC (15+ years): Older systems are approaching typical end-of-life and worth planning for.
• Improper ductwork: Can affect efficiency and air distribution; often correctable.
• Inadequate system for home size: May affect comfort and energy costs; worth a specialist opinion.

Plumbing Issues

• Galvanized water supply (pre-1980 homes): An older pipe material; condition and flow are evaluated where accessible.
• Polybutylene plumbing (1980s-1990s): A plumbing material known to be problematic over time; commonly recommended for replacement.
• Water heater age (10-15+ years): Older water heaters are approaching typical replacement age.

Water Damage & Moisture Issues

• Staining or past water damage in basement/crawl space: Source should be identified and evaluated.
• Mold or mildew (visible): Warrants further evaluation and remediation as appropriate.
• Deteriorating gutters or improper drainage: A common contributor to moisture issues at the foundation.

Foundation & Structural Issues

• Minor cracks in foundation: Common in many homes; worth monitoring and evaluating in context.
• Foundation settling (doors/windows binding): May warrant evaluation by a structural engineer depending on extent.
• Soft or deteriorated wood (rot): Affects structural integrity and should be evaluated and addressed.
• Wood damage from pests (termites, carpenter ants): Warrants evaluation by a pest specialist and assessment of affected wood.

Review the report carefully, ask your inspector to clarify anything unclear, and get specialist evaluations where recommended. Documented findings give you a factual basis to negotiate repairs or a price adjustment before closing.

Most homes have findings. An experienced inspector helps you understand what warrants attention and what doesn't — so you know exactly what you're buying.

Give  us the opportunity to serve you.  Call (512) 557-6647 at any time to  ask questions you may have about us or the inspection process.