Home Inspections
Home Inspection Services
Buyer’s Inspections
When you’re buying a home, a professional Home Buyer’s Inspection is one of the smartest decisions you can make. My job is to give you a clear, unbiased understanding of the property before you finalize the purchase. I inspect homes throughout San Antonio and the surrounding areas, and I approach every inspection as if I were buying the house myself. The goal is simple: help you move forward with confidence, not uncertainty.
I take the time to carefully evaluate the visible and accessible components of the home so you know exactly what you’re getting. During your buyer’s inspection, I examine the roof, attic, foundation, structure, exterior surfaces, grading, and drainage. I inspect the electrical system, plumbing system, heating and cooling equipment, water heater, and major built‑in appliances. Inside the home, I assess walls, ceilings, floors, windows, doors, stairs, and fireplaces where present. I’m looking for safety concerns, functional issues, signs of water intrusion, improper installations, and conditions that may require repair, replacement, or ongoing maintenance.
Just as important as what I inspect is how I explain it. I don’t believe in overwhelming buyers with technical jargon or vague comments. I explain what I see in plain language, why it matters, and how it could affect you as a homeowner. You’re encouraged to attend the inspection so you can ask questions and see key issues firsthand. I want you to leave the inspection feeling informed, not confused.
The importance of a home buyer’s inspection cannot be overstated. Homes can look great on the surface while hiding costly or safety‑related problems. An inspection helps uncover issues that may influence your decision to move forward, renegotiate the purchase price, request repairs, or budget for future improvements. It also helps you understand normal wear and tear versus true defects, so you’re not caught off guard after closing.
After the inspection, you’ll receive a detailed, easy‑to‑read report with photos and clear descriptions of my findings. This report becomes a valuable tool during negotiations and a useful reference once the home is yours. Many clients tell me they continue to use their report long after closing to plan maintenance and repairs. I also offer a FREE 120 day warranty
I take pride in providing thorough inspections, honest evaluations, and dependable service. When you choose me for your home buyer’s inspection, you’re choosing experience, attention to detail, and a commitment to protecting your investment. My role is to help you make a well‑informed decision, so you can move forward with peace of mind and confidence in your new home.
Seller’s Inspections
When you’re preparing to sell your home, I offer a Pre-Listing Inspection that gives you a clear, objective picture of your property before it goes on the market. I’ve seen how surprises during a buyer’s inspection can slow down negotiations or even jeopardize a sale, so my goal is to help you get ahead of issues that might otherwise become stress points once your home is listed.
A Pre-Listing Inspection is essentially the same level of detail as a standard home inspection, but it happens before your home is publicly listed so you have the information and time you need to address concerns on your terms. I will walk every accessible part of your home and evaluate the major systems and components that buyers care about. That includes the roof and attic, checking for signs of wear, water intrusion or needed repairs. I examine the foundation and structure, looking for anything that could affect stability or performance. I check the exterior surfaces, grading and drainage, and then move inside to assess electrical panels, outlets, wiring, plumbing systems and fixtures. I’ll test the heating and cooling equipment and water heater, inspect windows and doors, and look at walls, ceilings, floors and other visible interior elements. I also take note of any moisture concerns or evidence of damage that could impact functionality or resale value.
The value of a Pre-Listing Inspection lies in understanding your home’s condition early, so you can plan repairs thoughtfully, set a realistic price and present your property with greater transparency. Sellers who choose this proactive approach often find that it reduces the stress of negotiations, shortens the time to closing and builds confidence with buyers when you share the inspection results upfront. Buyers won’t need to be surprised by major issues in their own inspection because you’ve already uncovered and, if you choose, addressed them.
After the inspection, I provide you with a detailed, easy-to-read report that explains my findings in plain language. This report becomes a tool you can use with your real estate agent to make compelling disclosures and demonstrate that you know your home’s condition. Having this information early often leads to smoother negotiations and fewer last-minute repair requests once you’re under contract.
I take pride in delivering thorough, dependable inspections and clear explanations of what I find and why it matters. When you choose me for your Pre-Listing Inspection, you’re making a smart investment in preparation and confidence as you begin the selling process.
PreDrywall Inspections
You’ve just moved into your dream home—one you had built exactly to your specifications. But here’s the question that keeps me up at night as an inspector: do you really know if it was built right?
I’ve been inspecting new construction homes throughout San Antonio for years, and I can tell you that there are countless things you’ll never see once that sheetrock goes up. That’s why I’m so passionate about helping my clients understand the importance of phase inspections during the building process. At a minimum, I recommend getting me out there before the drywall installation, and ideally, I’d like to see your foundation before the concrete is poured.
When I talk to buyers about new construction, I often hear, “But it’s brand new—what could possibly be wrong?” The truth is, I find issues on almost every new construction inspection I perform. Builders are working under tight deadlines with multiple subcontractors, and sometimes things get missed. I’m not here to point fingers; I’m here to make sure your investment is protected and your home is safe.
During my inspections, I’m looking at the critical elements that will affect your home’s structural integrity, safety, and longevity. Once the walls are closed up and the paint is on, these issues become incredibly expensive, and sometimes impossible, to fix properly.
What I Include in My PreDrywall Inspections
I offer a comprehensive predrywall inspection that covers your home at the most critical stage of construction. When I arrive at your site, I’m asking myself dozens of questions and examining every detail that matters. Here’s what I’m checking:
Framing and Structural Integrity
With the framing, I’m looking at how the walls are wind-braced—this is especially important here in Texas where we get some serious weather. I check whether the walls are properly anchored to the foundation and whether the load-bearing headers are sized correctly for the spans they’re supporting. I’m also examining every stud to make sure none are over-bored or over-notched, which can compromise their strength.
Your safety is my top priority. I verify that proper fire-blocking has been installed in the walls and that all required nail plates are in place to protect wiring and plumbing from future damage. These might seem like small details, but they’re crucial for your family’s safety.
Electrical and Mechanical Systems
Before the drywall goes up, I have complete access to your home’s electrical, plumbing, and HVAC systems. I’m checking that electrical receptacles are properly spaced according to code and that all the wiring is installed correctly. I examine plumbing connections, ductwork—all the systems that will be hidden behind your walls.
Window and Exterior Details
I pay close attention to how your windows are flashed because water intrusion is one of the most common and expensive problems I see in homes. Proper flashing now prevents costly repairs down the road.
The Importance of Timing
I can’t stress enough how important it is to catch issues at the right stage. During the pre-drywall inspection it is best that no insulation or drywall has been installed. Once those walls are closed up, fixing a wiring issue or a structural concern becomes exponentially more complicated and expensive.
I also offer an 11-month inspection, which I perform just before your builder’s warranty expires. This gives you the opportunity to identify any issues that have developed during your first year of living in the home while you can still hold the builder accountable.
What Sets My Inspections Apart
When you hire me for your new construction inspection, you’re not just getting a checklist—you’re getting an education. I believe in walking you through what I’m finding and explaining why it matters. I want you to understand your home from the foundation up. After all, as I like to say, it’s not just an inspection… it’s an education.
I provide you with a comprehensive, detailed report complete with photos and clear explanations of any issues I find. More importantly, I give you the knowledge you need to communicate effectively with your builder and make informed decisions about your home.
Taking the Next Step
Building a new home should be exciting, not stressful. Let me give you the peace of mind that comes from knowing your home is being built right. Whether you’re just breaking ground or you’re weeks away from move-in, I’m here to help you protect your investment and ensure your dream home is built to last.
I encourage you to visit getanewhomeinspected.com for more detailed information about the new construction inspection process. And when you’re ready to schedule your phase inspections, give me a call. I’ll be there at every critical stage, making sure your new home meets the standards you deserve.
Your home is likely the biggest investment you’ve ever made. Let’s make sure it’s built right from day one.
11 Month Inspections
Our 11 month warranty inspection can save you money by identifying defects and workmanship issues that your builder is obligated to correct under the warranty, rather than leaving you to pay for them later. The modest cost of the inspection is often small compared with the potential expense of repairs like water damage, structural corrections, or major system failures if they go undocumented during the warranty period.
You also gain peace of mind because you know a trained professional has checked for hidden or developing issues, such as moisture in the attic, unsafe wiring, or early structural concerns, before they turn into larger problems. Even if I only find minor items, you get confirmation that your home’s major systems are performing as intended at the end of the first year, which is an important milestone for any new construction.
Cost and How You Can Prepare
In most cases, an 11 month warranty inspection is priced similarly to a standard home inspection and often falls in the mid hundreds, depending on the size and location of the home. For many homeowners, this is a relatively small upfront investment compared to what a single uncovered repair could cost after the warranty expires.
You can help me help you by keeping a running list of anything you notice over the first year—doors that stick, outlets that occasionally fail, recurring drywall cracks, unusual noises from the HVAC system, or spots where you have seen moisture. When we meet, share that list with me so I can pay special attention to those areas, document them clearly in the report, and give you a strong, organized package to present to your builder before your warranty deadline.
Deck Inspections
Professional Deck Inspections: Keeping Your Outdoor Oasis Safe
I’m proud to be the only NADRA (North American Deck and Railing Association) Certified DeckInspector within 150 miles of San Antonio, and one of only three in the entire state of Texas. This specialized certification means I bring expertise and attention to detail that goes beyond a standard home inspection when it comes to evaluating your deck’s safety and condition.
Your Deck Deserves More Than a Casual Glance
Your deck is where life happens—backyard barbecues with friends, quiet morning coffees, and summer evenings watching the kids play. It’s your outdoor sanctuary. But here’s what keeps me up at night: many decks across San Antonio are hiding dangerous issues that homeowners simply don’t see. From rotting support beams concealed beneath beautiful decking to railings that look solid but are pulling away from their connections, the threats to your family’s safety can be invisible to the untrained eye.
I’ve inspected hundreds of decks throughout my career, and I can tell you that what seems minor today can become catastrophic tomorrow. A deck that appears perfectly sound can be quietly deteriorating from the inside out. Sun, rain, humidity, temperature swings—our Texas climate is tough on outdoor structures. Over time, these environmental factors take their toll, and without regular professional inspections, you simply won’t know there’s a problem until it’s too late.
Why I’m Passionate About Deck Inspections
Every time I inspect a deck and find a serious safety issue before someone gets hurt, I’m reminded of why this work matters so much. I’ve seen decks that were on the verge of collapse, where families had been gathering just days before my inspection. The thought of what could have happened drives me to be thorough, meticulous, and uncompromising in my evaluations.
When I perform a deck inspection, I’m thinking about your kids running across those boards, your elderly parents gripping those railings, and everyone you care about who relies on that structure to hold them safely above the ground. That’s why I approach every inspection with the same care I’d give to my own family’s deck. I’m not just checking boxes—I’m protecting the people you love.
What I Examine During Your Deck Inspection
When I arrive at your home for a deck inspection, I’m conducting a comprehensive evaluation that goes far beyond what you can see from the surface. I’m getting under the deck, examining connections up close, testing structural elements, and using my training and experience to identify issues that most people would never notice.
Foundation and Footings
I start at the very bottom—the foundation that supports everything above it. I’m down on the ground examining your footings to ensure they’re properly sized for the load they’re carrying and that they haven’t been compromised by erosion or water damage. Here in San Antonio, we have specific soil conditions that can affect how foundations settle and perform over time. I know what to look for and how our local conditions impact deck stability. A solid foundation is absolutely critical because if this fails, everything above it is at risk.
Support Posts and Beams
I carefully examine every support post and beam that holds up your deck. I’m checking for proper sizing and spacing first—are these structural members adequate for the span and load they’re supporting? Then I’m looking for any signs of cracking, splitting, or decay. Wood rot often starts in areas where moisture collects, and I know exactly where to look. These elements are literally bearing the weight of your deck and everyone on it, so any compromise here is a serious concern that I document and explain thoroughly.
Joists and Framing
The framing is the skeleton of your deck, and I inspect every inch of it that I can access. I’m checking that joists are properly sized for their spans and looking for signs of rot, insect damage, or sagging. I pay special attention to areas where different materials meet, where water tends to collect, and where I’ve historically found problems in other decks. The framing must be structurally sound to safely support the decking boards and the people walking on them.
Deck Surface and Boards
Walking across your deck, I’m examining each board for cracks, splinters, or signs of rot. I’m checking that fasteners are secure and not pulling through the wood or protruding where they could cause injuries. I also assess the overall condition of the decking material—whether it’s wood, composite, or another material—and let you know about its expected lifespan and any maintenance concerns. A compromised deck surface isn’t just unsightly; it’s a tripping hazard and often an indicator of larger problems below.
Railings and Stairs
This is where I get hands-on. I’m not just looking at your railings and stairs—I’m testing them. I’m checking that railings meet code height requirements and that the spacing between balusters is safe. I’m applying pressure to test stability and examining every connection point. I inspect stairs for proper rise and run, secure treads, and adequate handrails. These are the elements that prevent falls, and I treat them with the seriousness they deserve. A loose railing or unstable stair can lead to life-changing injuries.
Hardware and Fasteners
I examine every visible piece of hardware—bolts, brackets, joist hangers, and connectors. I’m looking for rust, corrosion, or deterioration that could compromise the connection strength. I also check that the proper hardware was used in the first place. I’ve seen decks where the wrong type of fasteners were used, or where critical connections relied on nails when they should have been bolted. These details matter enormously for structural integrity.
Moisture and Drainage
Water is the enemy of deck longevity. I’m looking for anywhere that water pools or doesn’t drain properly. I check the slope of the deck surface, examine areas where water might be trapped against the house, and identify any drainage issues that could lead to rot. Proper water management can add years to your deck’s life, and I provide specific recommendations for improving drainage when I spot problems.
Why Regular Inspections Are Essential
I recommend that homeowners have their decks professionally inspected every few years, or more frequently if the deck is older or shows any signs of deterioration. Regular inspections provide multiple benefits that go far beyond just identifying problems.
First and foremost, they ensure your family’s safety. I catch issues before they become dangerous, giving you the opportunity to make repairs while they’re still manageable. Second, regular inspections save you money in the long run. Addressing minor issues now prevents them from becoming major structural problems that require complete deck replacement. Third, maintaining your deck through regular inspections preserves its appearance and your home’s value. A well-maintained deck is an asset; a deteriorating one is a liability.
Perhaps most importantly, regular inspections give you peace of mind. You can enjoy your outdoor space knowing that a trained professional has evaluated its safety and found it sound. You’re not wondering whether that creak you heard is normal or whether the railing will hold if someone leans against it. You know your deck is safe because I’ve told you it is—and I’ve shown you exactly why.
New Construction Deck Inspections
If you’re having a new deck built, don’t assume that it’s automatically safe and code-compliant just because it’s new. I’ve inspected many newly constructed decks and found serious issues—improper connections, undersized structural members, missing hardware, and code violations. Most builders use their fence installers to install the decks instead of certified deck builders. Builders can make mistakes, take shortcuts, or simply not understand the specific requirements for safe deck construction.
Having me inspect your deck during or immediately after construction ensures that everything was built correctly from the start. It’s much easier and less expensive to fix problems before the project is considered complete than to discover issues later. I provide a detailed evaluation that you can share with your builder, and I work to ensure that any concerns are addressed before you make your final payment.
The Value of My Specialized Training
My NADRA certification represents extensive specialized training in deck inspection that goes beyond general home inspection education. I understand the specific building codes and best practices for deck construction. I know the most common failure points and the subtle signs that indicate developing problems. I stay current on the latest building techniques, materials, and safety standards through continuing education.
When you hire me for a deck inspection, you’re getting someone who doesn’t just look at decks occasionally as part of a general home inspection—you’re getting a specialist who has dedicated significant time and effort to mastering this specific field. In the entire San Antonio area, I’m uniquely qualified to provide this level of expertise.
Taking Action for Your Family’s Safety
Your deck should be a place of joy and relaxation, not a source of worry. Whether you have an existing deck that’s been in place for years or you’re about to complete a new deck construction project, I encourage you to schedule a professional deck inspection. Don’t wait until you see obvious problems or until someone gets hurt.
I provide you with a comprehensive written report that includes detailed photographs and clear explanations of any issues I find. I take the time to walk you through my findings and answer all your questions. I want you to understand not just what the problems are, but why they matter and what you need to do about them.
Schedule your deck inspection today and take the first step toward ensuring that your outdoor space is as safe as it is beautiful. I’m here to protect your investment, preserve your deck’s longevity, and most importantly, keep your family safe. Let me bring my specialized expertise, and genuine concern for your well being, to your deck inspection, and I’ll make sure you have all the information you need to maintain a safe and enjoyable outdoor living area for years to come.