Carl Winters Blog, Real Estate Inspector, New Braunfels, Texas

Carl’s Blog

For this day, June 28^th, 2007

If you've never had a home inspection, you would probably be surprised by how thorough it can and should be. Inspectors are required in the state of Texas to be licensed. A home inspection should take at least two hours, and may stretch to four hours or longer depending on the size and condition of the house. The inspector will look at every area of the home both structural and mechanical and extend to the sprinkler system, pool, spa, hot tub if chosen to have inspected by the client.

The cost of an inspection is between $250 and $350, depending on square footage, number of A/C’s and other areas such as swimming pool, septic system, water well and other items the buyer would want inspected.

The Inspectors report will cover the condition of the home's heating system; central air conditioning system; interior plumbing and electrical systems; the roof, attic and insulation, walls, ceilings, floors, windows, doors, foundation and structure and other items designated to be inspected by the buyer.

All comments and questions are welcome.

Activerain Group: Hill Country Inspector 

Don't skimp when it comes to booking your home inspector. You get what you pay for.

The cost of hiring an  inspector is insignificant when it comes down to finding  items that were not identified prior to the new owner moving into the home. Why? Because they failed to get the inspection or they did not qualify the inspector's qualifications.

Take time to learn the inspector's experience level. Find out if they have E&O Insurance, what memberships, reporting system, license (required in Texas). Feel comfortable with your inspector.

As an inspector, when someone calls and the first words are "I want a cheap inspection" I know I need to spend a few minutes explaining the service we offer. Our time and education is just as important as the next guy or gal. We have come a long way in educating the buyer why it is important to have the inspection; but, we still have a way to go.

Would you encourage your buyer to get the inspection? 

What are some of your little tricks when conducting an inspection? I know through the years I have found many shortcuts to help me in my business. Awhile back I read a shortcut in a magazine that I had not heard or even thought about. Some of old guys need to share and we can also learn something from some of our new inspectors. So let's all share something that may help us in our home inspections.

I'll tell you one to get us started.

1. I set a timer to remind me to turn off the running water in the bathtub 

Sellers

 *A pre-inspection before listing can help with the sale of the property.

I inspected a property today that had so many items in need of repair. These people did no maintenance at all to this home. The seller indicated they had a friend that came over to check out the home, ya right.

There are so many reasons to hire and Advanced Inspector, (not a friend or family member)  By having a pre-inspection, the seller can help eliminate any surprise findings. The seller can make repairs before placing the home on the market and possibly even increase the value of the home.

 *A pre-inspection can also serve as a great marketing tool. Sellers are required by law to disclose any known defects in the home. Having a pre-inspection report available for the buyer will tell the buyer the seller has nothing to hide. It also gives them a clearer picture of the condition of the home.

I know you have heard this before, but I decided to say it again. Don't depend on a family member or friend. If you prepare ahead of time this will put more money in your pocket and help you, the seller, sell your home to the perspective buyer. 

Thought I would get away from my real estate inspection blogs and tell you a little more about the communities that I work, play and participate in community activities.

Bulverde, Texas

Located in the Texas Hill Country. If you have ever wanted to move to the Hill Country then consider Bulverde,Texas Population: 3,761

Bulverde Texas is located in the Texas Hill Country, just north of San Antonio Texas.  From San Antonio go North on US Hwy 281 to the FM 1863 exit, turn left onto Bulverde Road, go west for 1 mile to the Village of Bulverde.

The Quaint Village of Bulverde is rich in history and legend.  Located at the historic crossroads of the Musebach and Pinta Trails that were part of the Santa Fe Trail traveled by the Conquistadors in search of silver and Early Settlers.  The Village has roots that connect to the very beginning of Texas.

The Village of Bulverde was founded before 1850 and was the primary center of commerce, rest and entertainment for the early settlers as they traveled from the Texas coast through New Braunfels on their way to the new city of Fredericksburg.

Today, The Village continues to offer that same hospitality upon which it was founded.  Visitors enjoy the rustic, relaxed environment as they shop, eat and visit.

In Addition to great shops and restaurants, The Village offers places of worship, gathering and peaceful relaxation.

Source: villageofbulverde.com
Photo Source: bulverdetx.us

Here is an article from a local news brief and background on Bulverde,Texas 

Carl Winters, your Activerain Group: Hill Country Inspector 

• Make yourself available to attend the inspection.
• Ask Question, why, when, where
• The more you know about the home the easier it will be for you once you move in
• Ask questions regarding the security system, sprinkler system, septic or water well (all these will need attention sometime in the future)
• If there is a pool, hot tub or spa ask questions of the inspector (again, these items will need future attention)
•  Know where the electrical boxes are located
• A/C, Heating (important to change filters on a regular schedule)

Ask the seller to leave any paper work they may have on any of these items. Company and telephone number and list of repairs.

The more you know about your home will make your first time home ownership a pleasant experience. 

Feel free to add to list when you comment. 

Good Luck 

My wife is redoing our house, after living here thirty years we decided it was time to spruce up. She said something that really made me listen. "Small upgrades can make a big impression" we were putting on a new front door lock and replaced the front door.

For once I agree with her, small upgrades do and can make a difference. So there, after 44 years of marriage I agree with her.Thought you would appreciate hearing something different from me rather then all those inspector hints 

Carl 

Activerain Group: Hill Country Inspector 

A number of items can be converted into cellulosic ethanol. Since we do drive quite a bit in our business I would like to know if anyone out there can tell me your experience if you are using Ethanol. 

Has your mileage increased? Does your vehicle seem to perform as it did before you went to Ethanol. Do you see a difference in price?

We live out of San Antonio and I haven't seen many places that carry Ethanol. Maybe I'm not looking hard enough.

And I haven't found anyone that is using Ethanol.

Let me know if you have any information.

Thanks

Carl Winters

Activerain Group: Hill Country Inspector 

How do you feel about toll roads?  Looks like we will someday have toll roads in San Antonio TX due to increased traffic. I-35, 281 and other heavy traffic areas in San Antonio. Do you feel it will "help" or "hinder" interest in moving out to rural areas.

Let me know how it has worked for you in your area.

8/28/07

If anyone from San Antonio should read this please pass on any info. that you may have. Last week we heard it was d Done Deal. Then yesterday I heard that it was going to be put on hold again. A man called in from Austin on a radio program and said he had to go through four tolls to get to work and four to get home. Cost him $4.50 in the morning and $4.50 in the afternoon. That is $9.00 per day. Can this be so? Then a lady from Spring Branch called in and said they may have to sell and move back to San Antonio due to the cost to travel Hwy 281.

Please enter any info. that you may have.

Appliance Strapping - Water heaters, fuel tanks, and appliances that fall or spill during a storm or flood can cause contamination and fires. Special strapping is available to secure these components and prevent falling.

During our recent rains over here in Texas it seems as if everytime I watched the evening news I saw appliances floating down river and  flooded areas. You may want to consider this simple technique of strapping your appliances. I am sure in areas of the country where there are earthquakes most people would have their appliances strapped. Here in Texas we need to be aware of high water and floods.

Carl Winers

Active Rain Group: Hill Country Inspector (welcomes your membership)