Certified Professional Home Inspection Services in Central Texas

(Phase 1) Pre-Pour Foundation inspection:

The Pre-Pour Foundation Inspection should be conducted 24-48 hours before the concrete is poured, giving the builder sufficient time to perform any needed corrections or modifications identified during the inspection.

The inspector will be looking at the following items: Form boards for proper construction and support, including framing and backfill; Proper construction and depth of foundation beams and pads; Proper slope of pads and grading for adequate site drainage; Rebar, tension cables, and chairs, for proper amount, and placement; Vapor barrier for any rips, holes or voids; Plumbing and other penetrations for proper placement and protective barriers; Any foreign objects that could leave a void after deterioration.

(Cost is based on square footage, age and foundation type and distance traveled from our main service area – currently we offer our home inspection services in Central Texas.)

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(Phase 2) Pre-Drywall Inspection

The Pre-Drywall Inspection is performed once the framing is completed, but prior to drywall or exterior finishes being installed. Windows should be installed, and the plumbing & electrical rough-out (basic installation of wiring and plumbing lines, no water or electricity yet) has been completed. The roof could be in any stage of the installation process and is inspected based on where it is in that process, at that time.

The inspector will be looking at the following items: Foundation slab condition; Proper attachment and framing of walls, ceilings, floors & sub-floors, doors, windows (condition & proper operation), and attic/roof structure; Water and (if applicable) gas supply; Drain, waste and venting installations, set-ups and terminations; Electrical wiring for service panels and branch circuits; Any installed HVAC components and ductwork (may or may not be installed yet); and the overall wrap and seal of exterior components, prior to installing the final siding materials.

(Cost is based on square footage, age and foundation type and distance traveled from our main service area – currently we offer our home inspection services in Central Texas.)

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(Phase 3) Final Walk-Through Inspection:

The Final Walk-Through Inspection ideally occurs between a week and a few days prior to your scheduled walk-through with your builder representative (sometimes called the “blue tape inspection”). The timing of our inspection is to allow the client time to review our observations and bring them to walk-through with your builder representative. This inspection satisfies the Standard of Practice as outlined by the Texas Real Estate Commission (TREC).

The inspector will be looking at the following items: Structural, operational, electrical, mechanical, plumbing, and safety issues; Walls, ceilings, floors, doors and windows are visually inspected and operated where applicable; Roof and attic structure is visually inspected for proper framing and installation; Exterior is inspected for a proper installation & seal of materials and proper grading; Appliances and HVAC components are visually inspected, operated under normal circumstances, and tested for performance; Plumbing and bathroom installations, fixtures, hot & cold water supply, and drain, waste and venting connections will be tested for compliance and performance; Electrical panels are visually inspected for proper service entrance, labeling & wiring; Branch circuits are tested for proper labeling, GFCI/AFCI protection, and all fixtures, receptacles, & switches are tested for performance.

(Cost is based on square footage, age and foundation type and distance traveled from our main service area – currently we offer our home inspection services in Central Texas.)

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(Phase 4) Builder Warranty (AKA 11-Month) Inspection:

This inspection occurs prior to the anniversary of your Builder’s Warranty expiration, usually around the 11th month to provide the client time to address any issues with the builder. After living in and “using” your home for this time period, underlying or hidden issues may have arisen.

This inspection is a full inspection (See “Final Walk-Through Inspection), and provides the client with a comprehensive document that can be shared directly with your builder.

(Cost is based on square footage, age and foundation type and distance traveled from our main service area – currently we offer our home inspection services in Central Texas.)

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Residential Home Inspection:

A Residential Inspection satisfies the Standard of Practice as outlined by the Texas Real Estate Commission (TREC).

The inspector will be looking at and testing the following items under normal circumstances: Structural, operational, mechanical, plumbing, and safety issues; Walls, ceilings, floors, doors and windows are visually inspected and operated where applicable; Roof and attic structure is visually inspected for proper framing and installation; Exterior is inspected for a proper installation & seal of materials and proper grading; Appliances and HVAC components are visually inspected, operated, and tested for performance; Plumbing and bathroom installations, fixtures, hot & cold water supply, and drain, waste and venting connections will be tested for compliance and performance; Electrical panels are visually inspected for proper service entrance, labeling & wiring; Branch circuits are tested for proper labeling, GFCI/AFCI protection, and all fixtures, receptacles, & switches are tested for performance.

(Cost is based on square footage, age and foundation type and distance traveled from our main service area – currently we offer our home inspection services in Central Texas.)

Re-Inspection:

A re-inspection can include reinspecting items that were called out in the original inspection report, but it can also include the inspection of items that were not able to be inspected the first time for various reasons. For example, a new construction home where the gas meter hasn’t yet been installed, or any home where utilities are off or appliances are blocked.

Re-Inspection cost is based on the number of items being reinspected (1-10,11-20, etc.).

WDI Inspection:

Wood destroying insects cause millions of dollars in damage each year, according to the Environmental Protection Agency (EPA).

Termites, carpenter ants & bees, powderpost beetles and other wood destroying insects live and thrive beneath the surface and can go unnoticed until major damage has been caused. The WDI Inspection is a thorough examination of a property to determine if there are visible signs of wood-destroying insects and/or indicate areas of conducive conditions for wood destroying insect activity. The technician is also looking for signs that the property has been treated previously.

Ozone Treatment:

An OzoneTreatment should be the first stop to disinfect a property prior to moving in, beginning a remodel, or just to get rid of odors in a closed area! Before spending money on expensive paint and cleaning efforts, shock the space with an Ozone Treatment. Any further work can be done in a clean and sanitized area that doesn’t smell! YAY!

An ozone machine is a device that generates trioxygen gas for the purpose of disinfecting both air and water. Ozone or O3 is a powerful oxidizing agent that can kill germs, mold, and viruses. It is also a strong deodorizer that removes third-hand smoke*. This treatment can completely remove the germs, viruses and smells caused by smoking indoors, all pet odors, cooking odors. It can also kill mold**

*It is not the same thing as an air purification device. It is an air treatment that is operated only after a room or area is evacuated from all living things (people, animals, plants).

**Although existing mold that is reached by the treatment will be killed, the cause must be identified and remediated to prevent organic growth from coming back. It is always possible there is unseen mold and more intrusive measures may need to be taken to eliminate all mold.

RepairPricer

RepairPricer is a service that is perfect for investors and buyers looking at purchasing a home 10+ years old. Repair Pricer is a 3rd party vendor that provides a comprehensive report based on our inspection findings providing a full and detailed analysis of all projected repairs, using current labor and material rates based on zip code. This document can be used in conjunction with our inspection report in purchase negotiations and also as a guide to the budget needed for the repairs identified.

The Basic Report includes the above and is usually delivered within 24-48hrs from time of the inspection report being published.

The Premium Report is the Basic Report + a RUSH upgrade (report delivered <24hrs from time of inspection report being published) + any fire/insurance claim history, flood zone determination, active/outstanding permit information, sales history, including lien information.

Post-Storm Inspection

A Post-Storm Inspection is best performed soon after a major storm and/or freeze and includes the following:

Plumbing – Checking the water pressure, visually inspecting the water meter and main supply line, a visual inspection of the water heater plumbing and gas line (if applicable) and the visual inspection and testing of spigots, faucets and drain pipes;

Attic – Inspection of the physically and visually accessible areas of the attic space(s) for damage and leaking;

Roof – Visual inspection for signs of damage;

Grading & Drainage – A visual inspection of the grading and draining performance;

Thermal Imaging – A scan of walls & ceilings for possible leaks.

Property Management Inspection

A Property Management Inspection is performed on a property on behalf of the owner or property management company between the time a tenant(s) moves out and the new tenant(s) move in. It addresses issues related to items needing repairs and/or maintenance and whether it’s due to normal wear and tear or tenant caused damage.

Appliances and HVAC are tested for functionality, but a full performance test is not performed. These inspections can be tailored to the desires of the property owner.

Lease Renewal/Safety Inspection

A Lease Renewal Inspection is performed prior to renewing a tenants’ lease and can be used to assess the conditions of the property, and confirm conditions are satisfactory and safe. It includes testing appliances and HVAC for functionality, plus checking smoke detectors and ensuring fire extinguishers are accessible. Recommendations for normal maintenance or repairs may be included.

Pool/Spa Inspection

A pool inspection is a non-invasive, visual examination of the accessible areas of a pool or spa, which is designed to identify defects within specific systems and components. The pool structure and the pool equipment are inspected, however the water is not tested. The scope of work may be modified by the Client and Inspector prior to the inspection process.

RV Inspection

A RV inspection is a visual, limited inspection of a recreational vehicle, trailer or camper van. Purchasing a used RV can be overwhelming. An inspection of all the components is a good way to ensure that you know what you are buying. This inspection will include the roof, walls and chassis, along with all the systems inside including plumbing, electrical and battery. If the RV is driveable, the auto mechanics will not be inspected. We recommend a mechanic for this part of the inspection.

Sewer Scope

A sewer scope involves sending a plumbing camera on a flexible cable down the length of your sewer line. This camera gives your inspector a 360-degree view of your lines so we can see cracks, breaks, clogs, and other problems, which are vital information for homeowners and home buyers.

We recommend getting a sewer scope inspection when you are purchasing a home and especially under the following circumstances: the home is more than 20 years old, the home has had foundation or plumbing issues, there are large, mature trees close to the home, and/or the home has been vacant for more than a few months.

support@doyenneinspections.com

TREC License #s:
#23637 | #23974 | #24442 | #25476 | #26002 |

512-655-9940

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