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Standard residential inspections in the Gatesville, Killeen, and Waco area typically run $375–$525 depending on home size, age, and complexity. This investment routinely saves buyers $5,000–$30,000 by identifying issues before closing. Veterans receive 10% off every inspection.
A home inspection averages $400 but routinely identifies issues worth $5,000–$30,000 in repairs. According to industry data, 86% of inspections find items needing repair. Nearly half of all buyers use the inspection report to negotiate a better price. The ROI on a home inspection is among the highest of any closing-related expense.
In Texas, the buyer typically pays for the home inspection. It's scheduled after your offer is accepted but before closing, during the option period. Some sellers pay for pre-listing inspections to identify issues before going to market.
The base inspection covers all standard TREC-required systems. Optional add-on services include termite/WDI inspection ($75–$100), sewer scope ($150–$250), pool inspection ($150–$200), and sprinkler system evaluation. We'll recommend add-ons only when the property warrants them.
Payment is due at the time of inspection. We accept cash, check, and major credit cards. For veterans receiving the 10% discount, no special forms or codes are needed — just mention your service when you book.
The option period is a negotiated timeframe (typically 7–10 days) after your offer is accepted during which you can terminate the contract for any reason. This is when inspections happen. The buyer pays a non-refundable option fee (usually $100–$500) for this right. It's your due diligence window — use it wisely.
Option periods in Texas typically range from 7–10 days, though they can be longer or shorter depending on negotiations. Schedule your inspection within the first 2–3 days to leave time for follow-up specialist evaluations, repair negotiations, or contract termination if needed.
Extensions are possible but require seller agreement and usually involve an additional option fee. This is why scheduling your primary inspection early is critical — if findings warrant specialist evaluation (structural engineer, roofer, electrician), you need time within the existing option period.
You have full flexibility during the option period. You can request repairs, negotiate a price reduction or credit, bring in specialists for further evaluation, or terminate the contract entirely and receive your earnest money back (you forfeit only the option fee). Your agent will advise on the best strategy based on market conditions.
Yes — during the option period, you can terminate the contract for any reason and receive your earnest money back. After the option period expires, backing out becomes more complicated and may result in losing your earnest money unless specific contingencies apply. This is why the timing of your inspection matters.
After receiving your report, review findings with your agent and prioritize items for negotiation. Submit any repair requests to the seller within your option period. If repairs are agreed upon, consider a re-inspection to verify the work was completed properly. After closing, use the report as a maintenance roadmap for your new home.
Yes — a re-inspection verifies that agreed-upon repairs were actually completed, done correctly, and by qualified professionals. Sellers sometimes rush repairs with the cheapest available contractor, and the results don't always meet expectations. A re-inspection typically costs $100–$200 and provides documented confirmation.
Your inspection report provides valuable documentation of the home's condition at the time of purchase. It can support insurance claims by establishing baseline conditions, help with warranty claims by documenting when issues were first identified, and serve as evidence in disputes about pre-existing conditions versus new damage.
Inspection reports document conditions at a specific point in time and don't have a formal expiration. However, conditions can change — especially in Texas where extreme weather, soil movement, and heavy HVAC use create ongoing wear. Reports older than 6 months may not accurately reflect current conditions. Most lenders and real estate transactions expect a recent inspection.
Priority maintenance after closing: change HVAC filters monthly, maintain proper drainage away from the foundation (especially critical in Texas clay), schedule annual HVAC service, clean gutters twice yearly, inspect the roof after any major storm, test smoke and CO detectors monthly, flush the water heater annually, and address any items flagged as 'maintenance' in your inspection report.