Home Inspection FAQs

We work through the home systematically — roof, foundation, structure, electrical, plumbing, HVAC, and all the major systems and components. To make sure nothing gets missed, we stay focused during the inspection and save the conversation for the end — that's when we walk through the findings with you, highlight anything that needs your attention, and answer all your questions. If you can't be there in person, you'll receive a link to your full report within 2 hours of completion — with photos and detailed notes covering everything we found.

We're looking for conditions that affect the safety, function, or value of the home — things that are broken, improperly installed, past their service life, or showing signs of failure. That includes everything from tripped breakers and water heater age to foundation movement and roof condition. We're not just generating a list of observations; we're trying to help you understand what you're buying before you're committed to it.

In North Texas, the items we flag most consistently are foundation concerns, HVAC issues, and roofing — hail damage alone makes roofing one of the most common findings in this part of Texas. Foundation issues aren't limited to older homes; in newer construction we frequently find drainage and grading problems where water isn't moving away from the foundation properly. In older homes, the culprit is often the opposite — soil that's dried out and contracted during dry winter months, sometimes severely enough to crack the ground around the foundation.

On the expansive clay soils we have here, both too much water and too little can cause problems over time. Older homes may also have outdated electrical panels or plumbing that's reaching end of life, and new construction has its own issues — framing deficiencies and improperly installed systems show up more often than most buyers expect.

To be honest, nothing technically “fails” a home inspection in Texas — TREC-licensed inspectors report on the condition of items, but we don't issue a pass/fail verdict. What we do is document material defects, safety concerns, and items that aren't functioning as intended. Some findings are minor; others — like active water intrusion, significant foundation movement, or major electrical hazards — are findings you'd want to take seriously in your negotiations.

In nearly every case, yes. The inspection fee is a small fraction of the purchase price, and we've seen buyers use inspection findings to negotiate repairs, price reductions, or credits that more than covered what they paid us. More importantly, you're making one of the biggest financial decisions of your life — you deserve to know what you're actually buying. Even a clean inspection has value: it tells you the home is in good shape and gives you a baseline for future maintenance.

There's no universal law in Texas requiring one, though certain loan types — FHA and VA loans in particular — may require inspections or appraisals that include inspection-like criteria as a condition of financing. Beyond any lender requirements, I'd strongly encourage it regardless. The option period exists specifically to give you the right to investigate the property before you're fully committed — a home inspection is the most important part of that process. Waiving the inspection to make your offer more attractive is a real thing in competitive markets, but it's a significant risk. Most buyers who skip it and later discover problems wish they hadn't.

No — it's not legally required in Texas. Your lender may require certain inspections (a termite/WDI report is common for FHA and VA loans), but a general home inspection is your choice, not a mandate. That said, your option period is the window designed for this kind of due diligence, and walking away from it without an inspection is walking away from your best opportunity to know what you're actually purchasing.

Yes — it's a question we hear often, and the answer is almost always yes. New doesn't mean defect-free, and we inspect new construction just as thoroughly as any existing home. Municipal inspectors check for code compliance; we evaluate every major system and structural component. For a closer look at what we commonly find in new construction homes, visit our new construction inspection page.

An appraisal and an inspection serve completely different purposes. An appraisal is ordered by your lender to determine the market value of the property — it protects the bank's investment. A home inspection is ordered by you to evaluate the physical condition of the home — it gives you an informed picture of what you're buying. An appraiser is not looking for defects; they're establishing value. We're not establishing value; we're documenting what's working, what isn't, and what needs attention.

Standard home inspection pricing in the DFW area typically ranges from $325 to $550, depending on square footage, age, foundation type, and number of bathrooms. Optional services — like WDI (termite) inspections, infrared scanning, or additional structures like pools and guest houses — are priced separately and itemized in your quote. When you request a quote, we'll give you an exact number based on the specifics of your property.

In Texas, the buyer almost always pays for their own home inspection — it's part of your due diligence during the option period. That said, a seller can choose to order a pre-listing inspection on their own dime before putting the home on the market; that's a separate decision. Either way, the inspection is yours and the report belongs to you.

Repair costs are highly variable and depend on the contractor, materials, timing, and scope of work — they can differ dramatically from vendor to vendor. Because of that, we don't provide repair cost estimates. Any number we gave you would be a guess, not a firm quote, and that's not in the best interest of buyers or sellers. For repair estimates, your real estate agent can recommend contractors, or you can request quotes directly from licensed tradespeople once you have your report in hand.

We don't offer pay-at-closing so we can stay completely independent of the transaction and give you a completely unbiased report.

A standard home inspection covers the major systems and structural components of the home — foundation, roof, exterior, framing, electrical, plumbing, HVAC, insulation, and all interior components a TREC-licensed inspector is authorized to evaluate. We also include a sprinkler system inspection at no extra charge, which many inspectors charge separately for or skip entirely. Your report will include photos of every item we flag and is typically delivered within 2 hours of the inspection completing. See everything included with your inspection →

Yes — and it's included at no extra charge. We test each zone, check the heads and coverage, and note any visible issues with the controller or the system as a whole. Many inspectors either skip sprinkler systems entirely or charge a separate fee for them.

A standard home inspection does not include a formal termite inspection — but during the inspection, we note any visible signs of pest activity or conditions that could invite an infestation, and those findings go in your report. A WDI (Wood Destroying Insect) report is a separate, specialized inspection performed by a licensed pest control inspector, looking specifically for wood-destroying insects, active infestations, and structural damage risk.

In Texas, WDI inspections are regulated by the Texas Department of Agriculture (TDA) — not TREC — which is why they must be performed by a licensed pest control inspector rather than your home inspector. If you need a WDI inspection, we coordinate with licensed inspectors and can schedule their visit at the same time as ours. The fee is itemized separately in your quote so there are no surprises.

A standard home inspection does not include mold testing or a formal mold inspection. TREC has made it clear in its guidance that a Texas real estate inspector license does not authorize the inspector to perform mold inspections or mold assessment. Mold inspection and testing is regulated separately by the Texas Department of Licensing and Regulation (TDLR) and is a separate service performed by a licensed mold assessor in Texas.

During a standard home inspection, we do note visible moisture intrusion, water staining, or conditions that are conducive to mold growth — and we'll flag those findings so you can determine if follow-up by a licensed mold assessor is warranted.

If mold is a concern, a licensed mold assessor will typically do a detailed visual and moisture inspection, then take air and/or surface samples in the areas of concern (and often a control sample outside or in another part of the home). Those samples are sent to a state-licensed laboratory for analysis, and the assessor uses the lab results to identify what types of mold are present, how elevated the levels are, and whether remediation is recommended.

Most new construction homes in Texas come with a one-year builder's warranty that covers defects in workmanship and materials. An 11-month inspection is done before that warranty expires — typically around the 11-month mark. It's one of the most valuable inspections you can schedule because once that warranty expires, fixing those defects comes out of your pocket. Learn more about 11-month warranty inspections →

A pre-listing inspection is an inspection you order on your own home before you put it on the market. It gives you the chance to find and address issues before a buyer's inspector does — which means fewer surprises during contract negotiations, fewer deals falling apart, and often a faster, cleaner sale. It's not required, but sellers who want to go into the process with a clearer picture of their home's condition often find it worthwhile. Learn more about pre-listing inspections →

Your report documents the condition of every major system in the home — roofing, exterior, structure, plumbing, electrical, HVAC, and more — with clear descriptions and color photos of defects, safety concerns, and recommended maintenance items. We also note important component locations like shut-offs and exhausts, and capture appliance information including model and serial numbers for future reference. It's a detailed, organized document you and your agent can work from directly — and one that serves as a permanent reference for your home. View a sample report summary →

Honestly, not much — we handle the coordination. When we confirm your appointment, we notify the seller's agent and request that all utilities are on and that we have access to the water heater, attic, electrical panel, sprinkler controller, and crawl space if applicable. The one thing you'll need to take care of before accessing your report is reviewing and signing your inspection agreement — it's full of important information and should be read before signing. We'll send it to you electronically and it can be signed from any smartphone or computer. Beyond that, just plan to be available toward the end of the inspection if you'd like to attend the walkthrough.

The end-of-inspection walkthrough is your best opportunity — that's when we go through the findings together and you can ask about anything in the report or about the home in general. Good questions include: How serious is this item? Is this a safety concern or a maintenance item? Is this typical for a home this age? And don't stop there — our lifetime support means you can reach out with questions long after the inspection is done, whether you're in the middle of negotiations or years down the road when you're planning a renovation.

Most home inspections take 2–4 hours depending on the size, age, and condition of the property. We do the full inspection first, then meet with you at the end to highlight any major findings and answer all your questions about the property. If you plan to attend, we'll give you a recommended arrival time based on the specifics of your property — and if conditions on-site change that estimate, we'll update you so you're not waiting around. If you're out of state or can't make it in person, you'll receive a link to your full report — with photos and detailed notes — within 2 hours of completion, and we're always available by phone or email to go through any findings with you.

Yes, and we encourage it. We stay focused during the inspection and save the conversation for the end — that's when we walk through every finding with you, highlight what needs attention, and answer all your questions. If you're planning to attend, see “How long does a home inspection take?” above for how we handle arrival timing.

You have options. Buyers and their agent may use the inspection findings to negotiate with the seller — requesting repairs, a price reduction, or a credit at closing — though how much flexibility exists often depends on current market conditions. Some findings are safety items you'll want addressed before you move in; others are deferred maintenance you can plan for over time. Your agent will help you determine what to ask for. We're also available to answer questions about specific findings as you work through that process.

In Texas, nothing is automatically mandatory from a legal standpoint — sellers aren't required to fix anything found on an inspection report. That said, if your lender reviews the report, certain findings like a failing roof or major structural issues could be required to be addressed as a condition of financing — VA loans in particular are known for stringent appraisal requirements that can effectively make certain repairs non-negotiable. Beyond lender requirements, what gets repaired is ultimately a negotiation between buyer and seller. Your agent is the right person to advise on strategy.

Yes — that's largely the point of the option period. In Texas, the option period usually gives the buyer the right to terminate the contract, though the specifics of earnest money and option fee terms vary by contract — your agent can walk you through exactly what applies to your situation. It's worth considering why you chose this house in the first place — most findings are negotiable or repairable, and your agent can help you evaluate whether what was found changes how you feel about moving forward.

Many inspectors in the DFW area take 24–48 hours to deliver their report; some take longer. We deliver yours within 2 hours of completing the inspection. Our priority is getting it to you quickly so you have as much time as possible to review the findings and make decisions before your option period expires.

Most buyers start by asking friends, family, or their agent for a recommendation — and that's a great place to start. Next, check reviews on Google and Yelp — look for consistent comments about thoroughness, communication, and report quality. Once you've narrowed your selection, confirm they're TREC licensed, carry E&O and general liability insurance, and visit their website to see what's included and review a sample report. And don't underestimate a quick phone call — you want a company that's easy to reach and communicates well from the very first contact.

Yes. Anchor Inspection Group is owned and operated by Heath Hays, a TREC licensed professional inspector (license #20797) — the license required by state law to perform real estate inspections in Texas.

Yes — and then some. We call it lifetime support, and we mean it. You can call or email us with questions about your inspection report a month later, a year later, or five years down the road. In many cases, buyers reach out when they're getting ready to do a repair or renovation and want to look back at what the report said about that area of the home. Please feel encouraged to reach out anytime.

We serve 16 counties in North and East Texas, including Collin, Dallas, Rockwall, Kaufman, Hunt, Hopkins, Rains, Wood, Van Zandt, and surrounding areas. If you're not sure whether we cover your area, give us a call or send a text — we're easy to reach and we'll give you a quick answer.

Most home inspectors deliver a report and move on. We don't work that way. We've been doing this for 13+ years with one standard of excellence — and a 99% 5-star rating across 300+ reviews on Google, Yelp, Angi, and more backs that up. We deliver your inspection report within 2 hours of completing the inspection — most inspectors take 24–48 hours. When you attend, we walk through every major finding with you at the end and answer all your questions. Can't be there? We're a phone call away once you've reviewed your report. And when the inspection is over, we still don't disappear — our lifetime support means you can reach us years later with questions and we'll answer them.

We also believe the experience of working with us should be just as good as the inspection itself. See What's it like to work with Anchor Inspection Group from start to finish? for how we handle communication, scheduling, and follow-up from your very first contact.

Most inspection companies do 2–3 communication touchpoints. We do the whole sequence — and buyers tell us it makes a real difference when you're in the middle of a stressful transaction.

Here's what to expect from the moment you reach out:

Quote request. We send your quote within 30 minutes of your request during normal hours (6am–7pm CST). It includes inspection details, what's covered, and pricing based on your specific property — no generic estimates.

Scheduling. Once you decide to move forward, you let us know and we handle the rest. We coordinate directly with the seller, the seller's agent, or the builder to confirm access and set the appointment. You don't have to chase anyone down or play phone tag between parties.

Confirmation. Once the appointment is confirmed, you'll get a text letting you know a confirmation email and invoice are on their way. Then the email follows — full appointment details.

All-parties notification. The seller, seller's agent, buyer's agent, and builder (if applicable) each receive their own confirmation with the details relevant to them. Everyone who needs to know, knows — and you didn't have to make a single call to make that happen.

Day-before reminder. You'll get a reminder email the day before the inspection so nothing slips through the cracks during a busy transaction.

Inspection day. We do the full inspection, then walk through every finding with you at the end. If you can't be there in person, the report will give you everything you need — and we're just a phone call away if you have questions.

Report delivery. We know you're working against a deadline — within 2 hours of completing the inspection, you'll receive a link to your full report with photos and detailed notes. Many inspectors take 24–48 hours to deliver theirs.

After the inspection. Our relationship with you doesn't end when the report hits your inbox. You can reach out with questions at any point — during negotiations, before closing, or years later when you're planning a renovation and want to know what we found in that wall.

We think the inspection itself should be thorough and the experience of working with us should be easy. If you have questions before you schedule, you'll always reach a real person when you call or text.