Thorough home inspections by a professional engineer

Specific and accurate reports
Computer-generated, with digital photos

Protect your family’s health and safety!

Extremely thorough and helpful

“We used Tim both before closing on our home and again before our 1 year warranty expired and he was great to work with. Not only was he always right on time and able to schedule soon after reaching out, his reports were extremely thorough and helpful when meeting with our builder. We are so glad we chose Tim as we always felt he had our best interest in mind.”

Amanda Shelly - Austin

Very valuable service

“Tim’s inspection and complete and detailed report about our new house prior to the drywall going up has been very valuable to us. His inspection found a lot of things that builder missed. I just wanted to say thank you for your professional, insightful, and very thorough job. I will definitely recommend him to anyone looking for a home inspector.”

Michael Huber - Leander

The best inspector

“Tim is by far the most thorough and knowledgeable inspector I have ever dealt with, and I have dealt with a lot of them. Just want to say you are the best inspector I have ever hired - we will use you again.”

Gustav O'Keiff - Austin

Your attention to detail

“Tim is the absolute best home inspector in central Texas. My wife and I were truly impressed with your services. Your attention to detail was impressive and your quality of work shows during our walk through and in your report. Thank you so much for all your hard work. I will pass your name and number to anyone who needs your services.”

Michael Hankemeier - Georgetown

Very impressive inspection

“I thought the inspection was very thorough, and it gave us a guideline of what to look for and point out for our pre-close walkthrough of the house. Our builder even remarked that there were several things on the list that he would've missed unless you'd pointed them out. We were overall very impressed.”

James Bowers - Round Rock

Return on your investment

“We want to thank you for the great job you did on our inspection. We were able to get $1600 in relief and repairs, a 200% return on our investment!”

Steve Sutton - Lakeway

Worth every penny

“You were thorough and thoughtful in your work. I would highly recommend you without any reservations. We appreciate your help very much. I now feel so much better about the house. I will pass your name on to as many of my friends and family as possible!”

Kimberly O’Malley - Spicewood

Extraordinary service

“We were delighted with your service and expedience! You can definitely count on our recommendation to others in the future. I must say, you are very thorough with your work and your professionalism is unmatched.”

Maurice Khollman - Austin

Professional and thorough

“You were very professional and extremely thorough which made us feel more at ease in purchasing our new home. We are very grateful to our friends for recommending you to us. You did a great job and we are very thankful.”

Burks Bauerlein - Leander

A pleasure to work with

“I love your attitude, your approach, and your professionalism, and am thoroughly grateful to my friend for recommending you to me. I too will recommend you without hesitation.”

Kirsten Schneider - Austin

  • FAQ

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 damage, 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 is emailed the following day at the latest normally

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, emailing, or requesting a quote through the website, I can quickly quote a fee based on basic information about the home
  • The majority usually run between $350 and $600 for average-sized homes in Austin
  • I would encourage you not to sacrifice quality just to find the cheapest fee and save 100-bucks on such a sizeable investment
  • 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
  • My thoroughness most often results in greater negotiation potential, more than offsetting the higher fee
  • Most clients are able to negotiate price down or have the seller pay for repairs in excess of what they would have saved with other, less thorough, less qualified inspectors
  • 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 five 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?

  • 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
  • If you do not choose me, be sure to choose someone with whom you are comfortable

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 home inspection?

  • Yes, I recommend that you be present, particularly at the end of the inspection
  • It usually works best if I can concentrate on inspecting, then meet with you as I am nearing completion
  • I will be glad to speak with you, show you my comments, and teach you about the house

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?

  • Call me
  • I will be glad to answer any questions you have
  • At the inspection, I normally make sure I cover the important and interesting items
  • If there is anything unclear or something we did not cover, please let me know
  • My service is a long-term commitment