Frequently Asked Questions

Moving is an exciting time, but it can also be confusing. Both buyers and sellers normally have questions throughout the process. At Bryan & Bryan Inspections, we simplify the complicated.

What’s included in a home inspection? Should someone get a commercial building inspection even if they’re leasing? Find answers to these questions and more below. Also, don’t hesitate to contact us at (281) 484-8318; we’re happy to help.

Many homes in Houston have problems with the foundation. Do you assess the foundation during home inspections?

Yes. In fact, we are one of the few home inspection companies that actually take measurements of the foundation to ensure everything is right. Texas law mandates that inspectors visually inspect the foundation. However, since foundation flaws can be covered up with paint or siding, a visual examination isn’t dependable. Our digital measurements are much better at detecting any defects.

What aspects of the home can you inspect?

Bryan & Bryan Inspections is one of the few inspection companies qualified to assess everything. Since we’re a one-stop shop, we save you time, stress, and money. From septic inspections to pool inspections, we can evaluate every important system in the home. We can even do a termite and pest inspection. Call (281) 484-8318 to learn more or to schedule an appointment.

Do all inspection companies provide warranties?

No. Most inspection companies do not offer warranties or guarantees. Since excellence and complete customer satisfaction are so important to us, we offer a free 92-Day Limited Warranty and 200% Guarantee with all home inspections. See the next question for more details.

We also offer the following warranties for all customers using our termite services:

  • Termite Treatment Cost Protection: When we conduct a termite inspection and declare a house free of termites, we offer this free service to the homeowner. If termites appear in the home within 92 days of the inspection (starting on the day of the inspection), we’ll treat the home for free.
  • Termite Treatment Warranty: Once we treat a building for termites, we offer this warranty to the owner: if the termites reappear within 92 days (starting on the day it was treated), we’ll do another free treatment session.

What exactly do the home warranties cover?

Below is a detailed description of our warranties:

  • 92-Day Limited Warranty: We offer this warranty for structural and mechanical items with every full inspection we complete. This warranty covers the repairs and replacements mentioned in the contract up to $250 mechanical and $500 structural. This warranty does not apply to any pre-existing conditions. Registration of your home within the time frame listed below is required for coverage. Failure to do so voids this 92-day coverage. Therefore, it is required that you contact our office by phone at (281) 484-8318 within 15 days of your inspection date. Provide your name, the address of the property, and the inspector’s name to register.
  • 200% Guarantee: We work hard to exceed your expectations with our home inspections. If you’re not completely satisfied at the end of our inspection, we’ll provide a full refund and pay for another inspector of your choice to complete a second home inspection up to the original fee. PLEASE NOTE: the fee paid to the new inspection company is limited to the original home inspection fee charged by Bryan & Bryan. The client must be present for the entire duration of the home inspection. The client must also notify Bryan & Bryan prior to the release of their written Home Inspection Report. The offer no longer applies once the report has been generated and released to the client.

Contact us with any questions regarding our warranties.

What is covered in a typical inspection?

Our complete visual home inspection includes the following:

STRUCTURAL:
Foundation • Roof Structure • Interior Structural Conditions
Exterior Structural Conditions • Water Damage • Roofing • Attic Area
Exterior & Interior Doors • Insulation • Ventilation • Fireplace • Windows

MECHANICAL:
AC & Heating Systems • Ducts • Kitchen Equipment
Plumbing Fixtures • Bathrooms • Utility Room • Electrical Service Box
Receptacles & Light Switches • Water Heating Equipment
Sprinkler Systems • Swimming Pools/Hot Tubs

Why do I need an inspection?

The purchase of a home is the most costly investment most people make. The home is visually inspected inside and outside for defects which could be costly if not discovered in time. The inspection is a limited visual inspection and not technically exhaustive.

How long does an inspection take?

The inspection time varies depending on many factors. These include accessibility of components, size of structure, and number of defects.

Should I be present at the inspection?

While it is not required, we urge you to be present to observe the process. Furthermore, the report is much easier to understand if you have actually seen the problems firsthand.

Do I get a written report following the inspection?

Yes! Within 24 hours of the inspection, you will receive a privacy access code via email to retrieve the report.

What does a home inspection report look like?

Below you will find a PDF file that contains a sample home inspection report for your review.
Sample Home Inspection Report (PDF)

Does the inspection report indicate the cost of repairs?

No. Those costs should be quoted by qualified contractors, professionally licensed technicians, or companies that are in the repair business. The inspector may offer cost assumptions based on experience, but you should still seek quotes from professional contractors.

Do I have to repair items listed in the inspection report?

No. Depending on the terms of the sales contract, repair items are either accepted “as-is” or may be negotiated between the buyer and seller. Remember, the report is primarily an information tool.

Who pays for the inspection and when?

The fee is usually paid by the buyer at the time of inspection. However, for an additional fee, our company is happy to invoice the title company for payment at closing.

Who selects the inspector?

You (the home buyer) select the inspector. Setting the time and date of the inspection may be done by you or by an authorized agent.

If the home is vacant, should all of the utilities be turned on?

Yes! All utilities must be on prior to the inspector’s arrival. The inspection cannot be thoroughly completed if the utilities are not on. This will result in an additional return visit fee. Your agent can arrange for the utilities to be turned on.

Are all inspection reports the same?

No. The Texas Real Estate Commission has established a standardized inspection form for all inspectors to follow. This form establishes minimum standards. Our report includes additional information such as an easy to read Repair Summary Page. This information is not provided by many inspectors.

The seller is providing a home warranty. Should I still get an inspection?

Yes. Home warranties do not cover many components of your home and may include severe restrictions which could void the warranty. These restrictions may include pre-existing conditions. An inspection may prevent this from occurring and may reveal defects that would not fall under the umbrella of a home warranty.

Is it important to get a commercial inspection on a property I want to lease?

Yes! Many lessees in Houston sign triple net leases. These leases transfer the responsibility of paying for all maintenance, upkeep, damage, and repairs to the lessee. It’s imperative to know the building’s condition before signing a triple net lease.

Questions? Contact Us!

At Bryan & Bryan Inspections, we’re dedicated to complete customer satisfaction. Call (281) 484-8318 with any questions, or schedule an appointment. For more information about us, view our resources and reviews, and do-it-yourself videos at Bryan & Bryan Inspections.