What you need to know prior to inspection!

Tips for Buyers & Sellers

Barrie Inspections wants to provide you with the resources you need prior to the inspection. The most important thing to realize is that any deficiency uncovered by the inspection can be fixed. Some fixes are minor and inexpensive, others are more significant and, consequently, more expensive. But they can be fixed.

The home inspector is hired to give a factual analysis of the current state of the home at the time of inspection. That doesn’t mean trying to convince the buyer not to buy, and it doesn’t mean overlooking things to make it easier to sell. It’s simply a professional, informed inspection of the house to help everyone involved have an accurate understanding of the current state of the property.


Try to be there for the inspection.

You’re probably excited about your new home, but please don’t invite everyone to the inspection. The more persons in the home during an inspection, means more possibility to have interruptions that could cause something to get missed inadvertently. We certainly don’t want a big crowd to get in the way, but you ought to be there during the inspection at the very least for the final half hour or so. It’s understandable if you cannot make it, so if anything major comes up you will get a phone call to discuss it. You can also get more information on the home inspection here in our blog.

Expect some issues to pop up. 

No house is perfect, and it is our job to point out the imperfections. Be prepared for a slight adjustment to the way you picture your new home – this may be the first independent (just the facts) perspective you receive on the property. Our report is detailed, and is likely to have some cosmetic items listed as well. Filter out these items and focus on the more critical items. If you have questions on anything, please call, text, or email for clarification.

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Current state of the home.

Please understand that we can only tell you the current status of your home at the time we perform the inspection. We can’t predict the future, so we can’t reliably tell you what issues will arise at some future date. Based on our experience, we have a good idea of what could happen and will be happy to give you our thoughts. If the inspection turns up any deficiencies, use them as a bargaining tool with the seller if they are important enough.


After you purchase the home, you should address any deficient items in a timely manner. Waiting won’t make them go away – it will likely just make the issues more severe. We always recommend consulting with a licensed tradesperson for the specific issue, such as licensed electricians for electrical repairs, and licensed plumbers for plumbing repairs. Use of a handyman is generally not advised unless they possess the licenses for the work being performed.

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Please remove or secure your pets. We love pets too, but don’t want them getting loose or getting hurt during the inspection. Some pets become scared and may have accidents, and some become protective and could attempt to injure someone. It’s best to secure them or take them with you if possible.

Inspection attendance.

It’s a good idea if you aren’t present during the inspection, or at least that you give the buyer and the inspector some time to speak privately without interruption. You’ll want the same with your inspector when you purchase your next home. By the way, we are ready to schedule your inspection too!


Please make sure all of the utilities are still turned on for the inspection. This is required for the inspection process. These generally include electricity, water, and natural gas/propane service. We take care not to be wasteful with utilities, as we know there is cost associated with it.


Of course, please make sure the inspector and buyer have full access to the property. That may mean moving your personal property around to allow easy direct access to the windows, electrical outlets, attic/crawl space openings, the HVAC system, all electrical panels, the water heater, etc. It can be a minor inconvenience to move things around, but if we can’t access certain systems we may have to make a second inspection trip out to inspect these items which could delay your closing date.

Inspection Issues for Sellers

If you’re looking for a heads-up on what could show up on the report, click here to read our blog post. Some very helpful tips are included. Of course we would love to do a pre-listing inspection if you want to know what is deficient in your home!

Frequently asked questions

  • What happens if a house fails inspection?

Because home inspections are not “code inspections”, there is no Pass or Fail. Inspectors are REQUIRED, however, to inspect based on Texas Real Estate Commission’s Standards of Practice (SOP). This SOP is based on information pulled from the International Residential Code. After the inspection report, buyers can re-negotiate the sale price or request that the seller make specific repairs. If that fails, a buyer has the option to back out of the contract if needed.

  • Do I have to fix everything on a home inspection?

No, sellers are generally not required to fix anything uncovered during an inspection. But they have a strong incentive to consider making reasonable repairs because the buyer can back out.

  • What should I be worried about during a home inspection?

Home inspections can reveal unknown issues like mold, termites, roofing, plumbing, electrical and foundation problems. These issues are often costly to fix and can scare off buyers depending on their severity. You should know your own comfort level with repairs and be aware of your budget AFTER closing. Another recommendation we have is to know the value of the property plus repairs being made. If the value is substantially lower, you may want to consider backing out of the contract. The last thing you want is to buy a home at current market value, then put $50k in repairs you won’t get back in value and essentially have negative equity.

  • Can I back out of buying a house after the inspection?

Most real estate contracts today have an option period, during which buyers have a limited window of time to back out of a contract for any reason. It is very important to know when the expiration is. During busy sales seasons, some listing agents will try to get shorter option windows, which reduces the ability to get inspections due to inspector workloads. Be weary of these transactions as they may be attempting to hide issues!

  • How much does a home inspection cost?

Home inspections generally cost between $300 and $450. Barrie Inspections charges a base rate of just $300 for a home inspection, which increases based on how large the home is. Additional service add-ons vary but are small costs in relation to major repairs later! In 2022 the average inspection cost was just $435! Of course, this is because most buyers include additional services to get the best inspection to protect their future investment.

  • How long does a home inspection take?

An average inspection of a 2,000sqft home takes about 1½ hours. Of course, this can change based on a few factors such as; seller’s possessions blocking access, sellers wanting to justify every item found or ask about findings, clients stopping to ask multiple questions during inspection, weather, animals, clients walking around an occupied home without their Realtor, etc. We always recommend clients come around 45 minutes into the inspection, to give time for the majority of the inspection to be complete. This way we have more to discuss when you arrive!


Barrie Inspections is ready to handle all your real estate inspection needs! We have the experience and expertise to give you the best value and the most detailed inspection! Call 361-298-0472, email, or schedule on our website 24/7 HERE. Barrie Inspections is here to help you! If you’re interested in seeing a sample of these reports from actual Barrie Inspections client inspections, please visit HERE.

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Schedule a Home Inspection

James Barrie
TREC License #23835

Phone: (361) 298-0472
Address: 1456 Lockhart Cemetery Rd
Cuero, Texas 77954