How to Choose a Home Inspector in Texas: 8 Things to Check

Yes, I'm an inspector writing about how to choose an inspector. I'll keep it fair.

You'll probably only hire a home inspector a few times in your life, and usually on a tight option-period clock. Here's what I'd check if I were in your shoes, whoever you end up hiring.

1. A Texas license you can look up

Texas inspectors are licensed by the Texas Real Estate Commission. Ask for the license number and look it up on TREC's license search. A "Professional Inspector" can work independently. Other license levels have to work under one.

2. Insurance

Ask whether they carry errors and omissions (E&O) and general liability insurance. It protects you, the seller's property and the inspector. (Mine are both through OREP Insurance.)

3. A sample report

This is the big one. Ask to see a real report. Are there clear photos? Can you understand the explanations without a dictionary? Does it tell you what to do next? You can see mine here.

4. Who actually shows up

Some companies send whoever is available. Ask who will be doing your inspection and how much experience they have with the kind of house you're buying, whether that's a 1950s pier-and-beam, new construction or a lake house on a well and septic system.

5. Training beyond the license

Certifications like InterNACHI, plus specialty training in things like roofs, pools, termites or solar, show an inspector keeps learning. Ask what applies to your house.

6. How fast you get the report

Your option period is short. A report that takes four days eats into your time to get repair quotes and negotiate. Ask when you'll have it.

7. Whether they'll answer your call after

Questions come up after the report, when you're talking to contractors and your agent. A good inspector picks up the phone.

8. How they talk about problems

You want someone who tells you the truth without making everything sound like an emergency. A good inspector helps you tell the difference between "fix this now," "plan for this" and "normal for a house this age."

What not to choose on

Price alone. The cheapest inspection can get expensive if something big gets missed. See what inspections typically cost around Tyler.