Engineered Real Estate Inspection : FAQs

Frequently Asked Questions

Who are you?

Tim Kallmer
Professional Inspector
Professional Engineer
Owner, Engineered Real Estate Inspection
Serving buyers, sellers, owners, and investors since 2002
Independent, objective, detailed, clear, and friendly
Certified by the National Association of Certified Home Inspectors (NACHI)
Licensed by the Texas Real Estate Commission (TREC)
Member of Texas Association of Real Estate Inspectors (TAREI)
Am I the perfect home inspector?: no
Will I work hard for you?: yes!

Why did you become a home inspector?

I want to help others avoid difficulties my wife and I experienced with our home
I enjoy working closely with clients and educating them about their home
I believe alerting home owners to safety hazards is extremely important
I find helping people to be very rewarding

What do you do as a home inspector?

I work in your best-interest
Protect your pocketbook: avoid costly repairs
Protect your investment: avoid deterioration of your home
Protect your family: avoid serious injury and harm

What is a home inspection?

Service to help you make decisions about real estate based on the current condition of a property and its systems
The purchase or sale of a home or commercial property is one of the largest single investments/transactions you will ever make
Major deficiencies identified, repairs noted, and also positive aspects, helpful tips, maintenance advice to keep it in great shape
We encourage clients to attend the inspection
You will have a clearer understanding of the property you are about to purchase
Like a physical check-up
If problems or symptoms are found, I may recommend further evaluation by experts
What it is not: does not include appraisals, exact quotations for repairs, noncompliance with building code requirements, and is not intended to provide guarantees or warranties

What does it include?

Reviews the condition of the home's visible systems, components and structures
Exterior: Slope, grading and drainage of the property Foundation and exterior walls Porches and decks Windows, doors, headers and sills Fascia, soffits and eaves troughs Roof, flashings, vents and chimneys Garage, carport and outbuildings
Interior: Foundation walls, basement floor, posts and beams Evidence of moisture penetration, wood rot, etc. Electrical service and wiring Plumbing supply, waste drainage and fixtures Heating, air conditioning and ventilation Appliances Fireplace Floors, walls, ceilings, doors and windows Attic insulation and ventilation Various optional systems such as pools or irrigation systems
Usually lasts between 3 and 4 hours, occasionally longer
Report are emailed the following day

Who needs a home inspection?

Used home buyers:

An inspection is highly recommended
Gaining a clearer understanding of the property you are about to purchase
Making a confident buying decision

New home buyers:

An inspection can be important
Phased inspections to monitor building process
Address problems before closing

Home sellers:

An inspection may be useful
Expedite your property sale
Eliminate last minute surprises which can cause the deal to fall apart
Help accurately disclose the property condition
Receive more realistic offers
Close with fewer problems
Sell faster with fewer unanswered questions
Avoid surprises after the buyer makes an offer leading to delays and price renegotiation
Provides an opportunity to make repairs that will put the house in better selling condition
Make your house more marketable and attractive to buyers because they know they're working with an honest, sincere and committed seller

Home owners:

An inspection may be useful
Identify conditions which may lead to premature deterioration or safety issues
Learn preventive measures to avoid costly future repairs

Investors or Landlords:

An inspection is very important
Protect yourself from litigation due to safety issues

Renters:

An inspection is not common but may be desired
Become familiar with safety issues for a home you are not familiar with prior to lease

Builders:

An inspection is not common but may be desired
Have your work checked
Address issues during construction prior to them becoming more expensive as building progresses

What does an inspection cost?

Each home is different
By calling, I can quickly quote a fee based on basic information about the home
The majority usually run between $250 and $400
Do not let cost be a factor in deciding whether or not to have a home inspection, or in the selection of your home inspector
Knowledge gained from an inspection is well worth the cost
The lowest-priced inspector is not necessarily a bargain
The inspector's qualifications, experience, training, professional expertise, and personality should be the most important considerations

How long will the Inspection take?

Most inspections take about three to four hours
Times vary depending on the size, age and condition of the home

Can I inspect my home myself?

Short answer: yes -- however, this is the biggest mistake many potential new homeowners make when purchasing a home
Generally lack the knowledge and expertise
Generally lack familiarity with the many elements of home construction
Generally lack understanding of how the home's systems and components are intended to function together, as well as how and why they fail
Find it difficult to remain completely objective and unemotional about the house they really want, and this may affect their judgment
Professional inspectors have an instinct for problems, which takes extensive training and lots of experience to develop
Many contractors, and other trades professionals hire a professional home inspector to inspect their homes when they make a purchase
For the most accurate information, it is best to obtain an impartial third-party opinion by a home inspector

When do I call in the home inspector?

For home buyers, typically right after the contract or purchase agreement has been signed
Before you sign, be sure that there is an inspection contingency clause in the contract
Often available within a few days

What if the report reveals problems?

No house is perfect, so keep things in perspective
If there are issues, it doesn't necessarily mean you shouldn't buy the house -- only that you will know in advance what to expect
Seller may adjust the purchase price or contract terms
It is not always reasonable to expect the seller to correct every item on the inspection report: you must decide which items are most important to you, and which ones you can live with

How do I choose a Home Inspector?

I would encourage you not to sacrifice quality just to find the cheapest fee and save $50 bucks on such a sizeable investment
Communication skills and qualifications should be your top priorities in choosing an inspector
Ask about their qualifications and experience
You should feel that the inspector is qualified, experienced, attentive to your needs, and willing to answer your questions
Ask to see a sample report. It should be thorough
Make sure they include digital photographs

What qualifications should a home inspector offer?

When choosing a home inspector, begin with a list of association members in your area
Then check to see who among these has the most outstanding reputation for thoroughness as an inspector
Be sure to attend your inspection -- that way, you'll learn as much as possible from your inspector
Some have college degrees in fields related to construction such as engineering and architecture
Even fewer are professional engineers

Should I be present during the Inspection?

Yes, I recommend that you be present at the inspection

Why use my Services?

The purchase of a new home is one of the single most costly investments that a family will make
It is important for you to know what are getting for your money
A home inspection is an excellent tool for you, the home buyer, to help determine not only the condition of the home, but to also help foresee any immediate unnecessary additional cost that may go unnoticed
Although a home inspection is not a prediction of future performance, it can pinpoint existing problems

What if I have questions after the inspection?

You can call me and discuss all the aspects of your new home
My service is a long-term investment