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Frequently Asked Questions

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HOME INSPECTION

A home inspection is an objective visual examination of the physical structure and systems of a house, from the roof to the foundation. Home inspections are designed to reveal problems you might not have noticed otherwise.

Our home inspections start at $400. The cost will vary based on the square footage of the home, the age of the home, and location of the home. Call, text, or email us for a quote today!

Home inspections generally take 2 to 4 hours to complete. The duration of a home inspection depends on many factors such as the size of the home, the condition of the home, and the ability to access certain areas of the home (roof, crawl space, attic, etc.)

Although it is not necessary, we do recommend that you attend the inspection so you can ask questions and learn more about the home. You will learn a lot from the inspection report, but we always encourage you to attend!

It is important to note that no house is perfect. At the end of the home inspection process, we will provide a detailed report that describes the physical condition of the property, with images and videos highlighting what may need repair or replacement. The information provided is to allow a potential buyer to make an informed decision about moving forward with the transaction. It is not pass or fail.

The issues that really matter will fall into four categories: major defects, such as a structural failure;
conditions that can lead to major defects, such as a roof leak; issues that may hinder your ability to finance, legally occupy, or insure the home if not rectified immediately; and safety hazards. Watch InterNACHI’s video on this topic.

In our opinion, the worst red flag would be water intrusion. The next biggest red flag would be either foundation or major appliance (HVAC) issues.

From a legal standpoint, there are no mandatory repairs after a home inspection. Does that mean that sellers can dismiss the home inspection offhand or refuse to pay for requested repairs and expect the sale to proceed? This does mean that the buyers need to consider if the inspection findings change their desire to buy the house. Remember, everything can be fixed. The question is how much it will cost and who is going to pay for it.

This is a buyers’ strategy question that has many factors to consider. Is it a buyer’s or seller’s market? How good a price did you get with the initial offer? Can you live with the issues? If the seller really needs to sell, you may not need to ask; they may just offer a solution.

Yes and no. We check the same items in both inspections. There are different rules related to windows, doors and wall fire ratings for common walls in condos. There are also common sewer lines and spaces owned by the condo. Stellar Inspectors PLLC can only inspect areas owned by the client or the seller. Common areas will be excluded from the inspection.

Yes and no. We check the same items in both inspections. There are different rules related to windows, doors and wall fire ratings for common walls in multifamily dwellings.

VERIFICATION OF REPAIRS

A repair verification inspection happens after a seller has completed the requested repairs. The inspector will work to verify that the repairs have been completed in the proper manner to alleviate the issues found in the initial inspection. No new deficiencies will be looked for, unless they were caused by the repair. Some inspectors call this a re-inspection.

Probably not. We hope our documentation and our walk through after the original inspection gave you enough information to be able to verify the repairs. If you feel uncomfortable for any reason, we will be happy to return to make sure the deficiencies you negotiated to be repaired have been fixed correctly.

Yes, this has a separate trip and labor charge.

PRE-LISTING INSPECTION

A pre-listing inspection focuses on proper functionality of all major systems and components of the house. This includes the HVAC (heating and cooling); electrical; plumbing; roof and structure; siding; doors; and windows. It’s a full inspection for the seller to better understand the condition of their home prior to listing the property.

A pre-listing inspection, along with receipts for reapairs of any major deficiencies, puts the seller in the drivers seat. Since this inspection can be used as a third party statement of the condition of the house on the date of the inspection, with subsequent repairs, the seller can justify asking top dollar for the home.

NEW CONSTRUCTION INSPECTIONS

Yes to both questions. The city code inspector does inspect your home’s construction, but they do not have enough time

to be extremely detailed. Many are required to inspect several houses per hour. They learn who the good builders are and spend more time on the unknown or bad builders: trusting the good ones. Even worse for the home buyer, most counties in Texas do not have code inspectors at all. So how do you make sure your construction has some oversight? Hire a professional home inspector to do a 3-Phase Inspection.

A 3-Phase New Construction Inspection is a home inspection, broken into 3 phases, performed at key points in the construction process.

Phase 1: Pre-Pour Inspection takes place before the concrete slab is poured. The inspector checks piers, footings, plumbing waste lines, beams, rebar, etc. prior to the concrete being poured.

Phase 2: Pre-Drywall Inspection is completed after the house is framed and before the insulation and walls are put in. The inspector checks the structure, dry-ins for plumbing, electrical and HVAC.

Phase 3: Final Inspection takes place once the home is completed, before the final builder walk-through. This is similar to a normal home inspection, but is looking for completeness and correctness instead of wear and tear.

 

One thing that is not checked in this process is the sewer lateral line. Many accidental things can happen to this line during construction. You may want a sewer scope inspection to make sure the lateral line is in good shape. Package it with the 3-phase or 4-phase inspection for a discount.

 

Yes, Stellar Inspectors PLLC offers a 4th phase. If you package the 11th Month Builders’ Warranty Inspection with the 3-Phase New Construction Inspection, not only will you get a package discount, but we will return before your builders’ warranty expires to inspect for covered items .

Annual Maintenance Inspections

Everybody’s home needs to be looked at thoroughly at least once a year. Regular maintenance items, such as: electrical issues, heating and cooling issues, plumbing leaks, caulking repairs, varmints in the attic, and other items eventually wear out. If you just can’t find the time, don’t have the knowledge, or just want someone else to do it, we can take a look. This is full inspection without documentation. We will check everything and walk you through what we find.

No. Since there is no documentation for this inspection the inspector spends less time. This means you save 50% on the inspection. This discount does not apply to any additional trip charges.

Pool and Spa Inspections

Failing to get a pool inspected by a licensed professional could prove to be an extremely costly decision down the road if there are any underlying or unforeseen issues.

The pool inspection adds an hour to a standard home inspection. A standalone inspection could take up to an additional hour.

The following is a summary of items that are inspected: decking, fencing, vinyl liners, gunite, tile, coping, electrical, filter, pump, heater, air blower, sanitization, bottom drains, diving board and/or slide, structurally sound, deck rails and/or ladders. For a full list see our Pool and Spa service page.

Irrigation Inspections

Irrigation systems are prone to failures. Lawn mowers hit sprinkler heads. Freezes cause pipes to burst. Valves go bad. Surges fry control panels. Repairs can be very expensive. Before you pay for a house with an irrigation system, you will want to make sure its system is operational.

The inspector concentrates on three items to find clues to issues in the sprinkler system.

 

  • What kind of valve does the home use for irrigation?  It may be an atmospheric vacuum breaker or a double-check valve assembly.
  • The spray heads used for watering are a critical component of the system. Their positioning, pressure, and function via the manifold and its pipes all affect the health of the lawn.
  • The landscape itself is a key indicator about the effectiveness of the lawn irrigation system. Where the grass may be greener, where there are depressions or damp spots, and where there may be yellow or dried-out areas are all clues about the system’s performance.



Yes, but it is much more cost effective as an add-on to another service due to travel time for the inspector.

Boat dock and Bulkhead Inspections

Yes, we do. We have built, repaired, and inspected boat docks for years.

A boat dock inspection is a limited, non-invasive visual inspection of the components of the dock. This inspection is done from the ground and, if possible, on the deck. Our certified inspector will notate damage, defects, recommendations, and other items. Furthermore, we will take pictures and include it all in a report.

If present, Stellar Inspectors PLLC will inspect and report on the following:

  • General Structure: Pilings, Piling Caps, Piles, Railings, Piling Wraps, Deck, Roof
  • Safety Hazards
  • Boat Lifts
  • Motors & Cables
  • Electric (water protection coverings and GFCI protection)
  • Plumbing
  • Hardware Condition
  • Other Hazards & Recommendations

A dock inspection should always be completed during a real estate transaction. This is so you understand the condition of the dock before purchasing. However, docks, once owned, should be inspected yearly for damage. Docks should be properly maintained to protect from further damage during heavy rain/winds/waves.  A damaged dock can possibly damage bulkheads and, in some cases, your home’s structure.

If done at the same time as a home inspection the boat dock and bulkhead inspection is $100.  If standalone it is $200 plus mileage over 30 miles. 

4-Point Inspections

A 4-point inspection is an examination of the current condition of a house or condominium, reviewing the four major systems: roofing, electrical, plumbing and HVAC. This specific inspection is requested by homeowner’s insurance companies before someone is eligible for or can renew their desired homeowner’s coverage plan.

$300 plus mileage over 30 miles

In Texas you probably do not need one. If you do, your insurance carrier will tell you to get one. 

Drone Inspections

In a visual drone inspection, the inspector uses a drone to search for potential maintenance issues. The drones will fly above and around the roof, chimney, and eaves to let the inspectors carefully look at all the relevant areas that have deficiencies.  The drone provides a way to inspect roofs that would otherwise be inaccessible. Often, a roof is inaccessible when it is too high, too steep, or too wet to safely access.

Yes, our inspectors who fly the drone are licensed under the FAA ‘s Small UAS Rule (Part 107) as a Commercial Unmanned Remote Vehicle Pilot.

Crawler Inspections

In a visual crawler inspection, the inspector uses a 4-wheel drive robot to search for potential maintenance issues. The crawler will maneuver through your crawl space to let the inspectors carefully look at all the relevant areas that have deficiencies.  The crawler provides a way to inspect crawl spaces that would otherwise be inaccessible. Often, a crawlspace does not have adequate access or does not have enough vertical space for the inspector to personally enter. 

No license is required for crawlers. Our inspectors are, however, very experienced in its use.

Thermal Camera Inspections

Thermal imaging cameras work by detecting heat signatures and displaying them as a gradient scale, with lighter colors signifying areas that are hot and darker colors signifying cooler areas. Unlike visible light, which is the reflection of wavelengths of light off an object, infrared comes directly from the image source. This allows infrared cameras to function in ways that traditional visible light cameras cannot.

When included in routine inspections, infrared cameras can assist inspectors in identifying these hidden defects:

  • Determine if insulation is lacking or deficient
  • Determine if there are any air-leaks or abnormalities in heat flowing out of a building
  • Determine if there is any moisture intrusion with insulation or other systems (when used with a moisture meter)
  • Determine if electrical systems are overloaded or overheating
  • Determine if there are leaks or defects with the roof
  • Determine defects with the HVAC system



No, it is included. 

Not currently, but we are open. Ask us to set something up custom for you. 

Outbuilding Inspections

No.  They are an add-on priced on a per building basis.

We inspect outbuildings as if they are houses. We inspect all systems in the building using the same criteria that is in the Texas 7-6 Standards of Practice.

Outdoor Kitchen Inspections

No. They are an add-on.

We inspect outdoor kitchens as if they are kitchens in a house. We inspect all systems in the kitchen using the same criteria that is in the Texas 7-6 Standards of Practice.

GUARANTEES

InterNACHI® is so certain of the integrity of Stellar Inspectors PLLC’s inspectors that they back us up with their $25,000 Honor Guarantee. 

 

InterNACHI® will pay up to $25,000 (USD; maximum collective aggregate) for the cost of replacement of personal property lost (and not recovered, restituted, or insured) during an inspection and stolen by an InterNACHI®-certified member who was convicted of or pleaded guilty (or no contest) to any criminal charge resulting from the member’s taking of the client’s personal property.



If Stellar Inspectors PLLC misses a covered item, InterNACHI will buy your home.

 

Additional terms and conditions apply, including:

  • A home with material defects not present at the time of the inspection, per InterNACHI’s Standards of Practice, is not eligible for buy-back.
  • A home with issues not required to be inspected, per InterNACHI’s Standards of Practice, is not eligible for buy-back.
  • The Guarantee applies to your primary residence only.
  • The home must be listed for sale with a licensed real estate agent.
  • The Guarantee may be honored for up to 90 days after closing.
  • The inspection must be performed by an InterNACHI® Certified Professional Inspector® already participating in the Buy-Back Program.
  • InterNACHI® will pay you the purchase price, but you are responsible for any applicable fees and real estate commissions.

 

More Legal Terms:  www.nachi.org/buy-legal (Please read these binding legal terms carefully.)

SEWER SCOPE

A sewer scope inspection can reveal damage to the pipes, blockages, and other problems. It can also spot potential problem areas before they develop into serious issues or hazards. These problems include but are not limited to:

  • Root blockages
  • Cracks in pipes
  • Uneven or unaligned pipes
  • Excessive grease build-up
  • Hidden leaks
  • Punctures in your pipes
  • Obstructions
  • Low spots
  • Corrosion

The average sewer scope inspection takes about 30 minutes.  Your exact timeframe may vary depending on how easy it is to access your main sewer line and whether the camera can travel through the system at a reasonable pace.

Yes… Usually people think of a sewer scope as going from a house to the city main line at the street. But what about if you have a septic system?  The process is the same, it’s just the destination that is different. 

 

When you have a septic system, the same sewer lateral line exists. Even the travel distance of 10 feet to over a hundred feet is the same. The scope just travels towards a septic tank instead of a common sewer main at the street.



Yes… As a general contractor and building inspector with over 35 years of experience, I can’t tell you how many times I’ve seen blockages in the sewer line on new construction homes, including: hardened tile grout, concrete, a block of wood dropped into the open toilet flange, and even latex paint that was unwisely discarded without the buyer’s knowledge. All these blockages occurred during the construction process and could not be identified for correction until a sewer scope was run through the line. I’ve even found kids “construction toys” dropped into an open cleanout by a future construction professional. 

No.  Texas law requires that removing and replacing a toilet should be done by a licensed plumber. Also, the question should be asked: does a sewer scope really need to be this invasive?  No, the scope can enter the system through a cleanout or a vent pipe. The quality of the inspection will be no different either way. 

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