A home inspection is one of the most anxiety-producing parts of a Texas transaction for sellers — and one of the most misunderstood. Being prepared can make the difference between a smooth, uneventful inspection and a stressful one that opens the door to renegotiation.
This guide covers what actually happens during an inspection, the issues that come up most often, and a practical checklist to work through before the inspector arrives.
Key Takeaways
- The inspector works for the buyer, not you — their job is to note everything, so a long report doesn't mean your home has serious problems.
- Most pre-inspection prep is about access, not repairs: unlocking areas, turning on utilities, and clearing paths to systems the inspector needs to reach.
- Once you're under contract, repairs must be completed by licensed professionals — keep receipts for anything you have done.
Home Inspections 101
A home inspection is performed by a professional inspector, typically retained by the buyer during the option period. Their job is to learn as much as possible about the home's condition and disclose that information objectively. The inspector represents the buyer — the report belongs to their client and can't be shared without the buyer's consent.
For a full walkthrough of how the option period and inspection timeline fit into the overall transaction, see How the Selling Process Works in Texas.
Common Issues Found During Inspections
Most of what shows up on an inspection report is routine. Here's what inspectors flag most often:
- Roof problems — missing shingles, leaks, or structural concerns
- HVAC system issues — dirty filters, poor maintenance, or outdated equipment
- Plumbing concerns — leaky faucets, low water pressure, or water heater problems
- Electrical deficiencies — outdated wiring, insufficient amperage, or non-functional outlets
- Foundation cracks — visible cracks, uneven floors, or sticking doors
- Drainage problems — standing water near the foundation or inadequate grading
- Windows and doors — broken seals, drafts, or difficult-to-operate fixtures
- Insufficient insulation — inadequate attic insulation or gaps in weatherproofing
- Safety hazards — missing smoke detectors, carbon monoxide alarms, or loose handrails
Important: once a contract is executed, any repairs made must be completed by licensed professionals or those commercially involved in the trade. Keep copies of all repair receipts to provide to the buyer.
Pre-Inspection Checklist: Must-Dos Before the Inspector Arrives
Most of this is about access, not repairs — making sure the inspector can actually reach and test everything they need to.
- Ensure all utility services, valves, and connections (electric, gas, water) are turned on and any pilot lights are lit.
- If there are children at home, make sure a responsible adult is present — the inspector may decline to perform the inspection otherwise.
- Disable the security system. Unlock or provide keys to areas the inspector needs: garage doors, attic access points, utility boxes, and gates.
- Position personal belongings and storage items so they don't hinder access to any wall, ceiling, or floor area, including attics, closets, and under-sink cabinets.
- Ensure access to attic stairways and entrances is clear, including garage attic openings. Same for crawlspace access in pier-and-beam homes.
- Make sure nothing blocks access to or prevents operation of HVAC systems, electric service panels, water heaters, appliances, and plumbing access panels.
- Test smoke and carbon monoxide detectors, and replace old batteries.
- Replace dirty HVAC air filters, and make sure they fit properly.
- Remove debris, wood, and stored items from around the home and garage foundation to avoid reports of conditions conducive to termite infestation.
- Trim bushes back from the foundation and walls.
- Provide copies of receipts and warranty information for repairs and service performed on major components (roof, foundation, heating or air conditioning).
- Make sure pets won't interfere with the inspection — ideally, they should be crated or otherwise secured.
Small Repairs That Reduce Incidental Findings
None of these are required, but each one is inexpensive to fix now and commonly shows up on inspection reports if left alone:
- Replace burned-out light bulbs
- Fix leaking faucets, clogged aerators, and leaking drain stoppers
- Re-caulk tub and shower joints
- Replace leaking toilet flappers
- Reattach downspouts and replace broken or missing splash blocks
- Replace missing or broken outlet covers and switch plates
- Replace broken windows, latches, and missing screens
- Install anti-siphon devices on outside spigots
- Clean range hood filters
Common mistakes to avoid: don't attempt to conceal known issues — if the inspector suspects concealment, they'll scrutinize everything much more closely. And don't perform quick-and-dirty repairs if you're unsure of the proper method; it frequently costs substantially more to undo a bad repair than to do it right the first time.
Home Inspection FAQs
How long does a home inspection usually take?
Most home inspections take about 2–4 hours, depending on the size and condition of the property. Larger homes or homes with unique features may take longer.
Should I fix everything the inspector finds?
Not necessarily. Focus on addressing major issues that could impact the sale — structural, safety, or functionality concerns. Minor cosmetic items are typically less critical. I'll help you prioritize what's actually worth addressing.
What happens if the buyer requests repairs?
After the inspection, buyers may submit a repair request as part of their negotiation. You can choose to address all, some, or none of the requested items. I'll help you determine the best course of action based on the specifics.
Do I need to leave during the home inspection?
While it's not required, it's generally a good idea to leave or stay out of the way. This lets the buyer and inspector focus on the process without distractions.
Will the buyer share the inspection report with me?
Not always. The inspection report belongs to the buyer, and they aren't obligated to share it. However, if they request repairs based on the findings, they often provide the relevant sections.
What happens if the inspection uncovers major issues?
If significant problems are identified, you have options: make the repairs, offer the buyer a credit at closing, or renegotiate the terms. I'll walk you through the best approach for your situation.
Should I disclose known issues before the inspection?
Yes. It's best to be upfront about any known issues on your Seller's Disclosure Notice. Transparency builds trust and reduces the chances of surprises during the inspection, which can delay the process or create tension.
Will the inspector check the home's cosmetic appearance?
No. Inspectors focus on the structural, mechanical, and functional aspects of the home — not cosmetic issues like paint scratches or outdated decor.
Need help with repairs before your inspection? Call me for a list of my current preferred providers. I've built relationships with trusted local contractors who understand what inspectors are looking for — and what's actually worth fixing before you list.
Related Pages
Have Questions About Your Upcoming Inspection?
I'll walk through your inspection report with you line by line, help you separate what's routine from what actually needs attention, and guide you through any repair negotiations.
Schedule a ConversationOr reach me at 972.679.1789 · [email protected]
Perfect Home Finder
Buying a home? Why not take a few minutes to fill out a form to describe your ‘dream’ home and see if we can’t find a matching property?
What's My Home Worth?
Want to know what your home is worth? Let our experts prepare a free home analysis for your City area home! Just fill out our form!