Do you have to get a home inspection?

Alright, so the question you may be asking is, “Are home inspections required when you’re buying a house in Texas. Are they something you have to do?” Well, it depends on a few things like who’s funding your loan, the deal you’re making, and the current state of the Texas housing market. (Spoiler: they’re not always required, but they’re always a smart move). Let’s break it down, starting with the inspection.

What do we mean by inspection, anyway?

In Texas, a home inspection is when a licensed professional inspector—someone certified by the Texas Real Estate Commission (TREC)—comes out to check the house from top to bottom. I don’t want to just blow by that first point; home inspectors are licensed and regulated by the State of Texas. Always make sure that you’re dealing with a licensed professional, in good standing with TREC. You can look them up on the TREC website under “License Holder Search,” just be sure to select Inspector under the “License Type.” During an inspection they’re checking the systems of the house like plumbing, electrical, AC, foundation, roof, you name it a good inspector will check it. Afterward, you get a report loaded with information to assist you in making the right decision. It can serve as a tool for negotiations or figuring out if there’s enough upside to your fixer upper or it may even save you from buying a money pit!

Answers below...

Back to the original question: Texas law doesn’t require you to get a home inspection if you’re buying a house in a private sale. It’s completely up to you, and most who choose to will have it conducted during their “option period.” (More on that in a moment) That’s typically a 7 to 10 day window of time where you can investigate the state of the property and back out of the contract without losing your earnest money. The vast majority of inspections result in continued negotiations or a list of items that the buyer would like repaired or addressed as a condition of the sale. Given the brief window of time in the option period, it’s critical that your inspector gets there as soon as possible and hands over a completed report quickly.

There is one caveat to the inspections being optional: If you’re getting an FHA or VA loan, the lender is going to require an inspection to qualify the condition of the home. In Texas, the VA also requires that a Termite/WDI inspection be performed. While the FHA has no such blanket policy, a Termite inspection may be required by the appraiser.

In times of hot real estate markets that are highly competitive a buyer may choose to skip an inspection and offer to buy the house “as is” to make their offer more appealing. Big gamble, though! Many of the major issues that can plague homes are hidden from view in the attic, crawlspace, or behind the walls. Just because you can’t see an issue on a walkthrough doesn’t mean it doesn't exist.

Home Inspections just make sense

So, why bother? An inspection, which usually runs around $500-$600 for a typical house, can save you from dropping thousands on surprises later. Relative to the cost of a home, an inspection is one of the most prudent, sensible things you can do as a home buyer. It’s a big investment, and a few hundred dollars can save you a bigger, costlier, headache down the road. Besides avoiding a nightmare, an inspection gives you peace of mind and ammunition to negotiate with the seller. Some sellers even get their own inspection before listing to show they’re serious and transparent about the condition of their house.

The bottom line is this: Texas doesn’t make you get a home inspection, but unless you’re feeling extra lucky, it’s a small price to pay to make sure your new home isn’t hiding any dealbreakers. You’re already prepared to make one of the biggest investments of your life, so might as well know what you’re getting into.