Residential Home Inspection FAQ

Straight answers to the questions we get asked most about home inspections in the greater Austin area. If you don’t see yours here, get in touch and we’ll answer it directly.

How long does a home inspection take?

Most inspections take between two and six hours. The range depends on the size of the home and how much is being inspected — a small condo with no add-ons is on the short end, a large house with a pool and a sewer scope is on the long end.

What is included in a standard home inspection?

Every base inspection covers these systems:

• Structural systems — foundation, roof covering and structure, attic, walls, ceilings, floors, doors, windows, stairways, fireplaces, grading and drainage
• Electrical systems — service entrance, main panel, subpanels, wiring, outlets, switches, fixtures, smoke and carbon monoxide detectors
• Heating systems — equipment and operation, energy source, venting and combustion air, burners, filters
• Central cooling systems — equipment and operation, piping and valves, condensate pans and drains, filters
• Plumbing — water pressure, main line, supply and drain lines, gas lines, fixtures, water heaters
• Built-in appliances — dishwasher, disposal, range, cooktop, oven, microwave, exhaust vents, garage door operator, dryer exhaust
• Thermography — an infrared scan of the interior and exterior, included at no extra cost
• Wood destroying insect (WDI) inspection — included at no extra cost on any home more than a year old, reported on its own separate form

The full item-by-item breakdown is on our what’s inspected page.

What is not inspected?

Some items are outside the scope of every inspection unless specifically arranged. These are never inspected:

• Cosmetic issues of any kind
• Cabinets and countertops
• Fences
• Appliances not built into the structure, including clothes washers and dryers
• Detached structures
• Low voltage wiring and data panels

If you need one of these looked at, ask us and we’ll refer you to a qualified technician.

Is thermal imaging included, or does it cost extra?

It’s included at no additional cost on every inspection. Thermography uses an infrared camera to scan the structure for problems that are invisible to the naked eye — hidden roof and plumbing leaks, overheating electrical components, missing or under-performing insulation, lost window seals, and A/C duct leaks among them.

More detail on what it can and can’t find is on our thermography page.

Do you use a drone on the roof?

We use one when a roof can’t be safely walked, and there’s no extra charge for it. We don’t use a drone on every inspection — walking a roof gives a better look at it, so that’s the first choice whenever conditions allow.

How soon will I get my report?

Same day. We also offer a report presentation, where we walk you through the findings rather than leaving you to interpret a long document on your own. First-time buyers in particular tend to get a lot out of that.

Do I need a termite (WDI) inspection?

If your home is more than a year old, you already have one — a wood destroying insect inspection is included at no extra cost with every Panther Inspections home inspection on a home over a year old. It’s issued as its own separate report.

That matters because sometimes your lender decides for you. Many lenders, especially on VA loans, won’t approve financing until the conducive conditions on a structure are corrected and a clear WDI report is issued. Conducive conditions are the things that make it easy for termites to reach a home unnoticed: a wood fence touching the house, a high soil line, wood rot, or wood stacked against the structure.

We cover this in depth in our articles on what conducive conditions are and how to reduce termite risk.

What add-on inspections can I request?

These services can be added to any inspection:

• Sewer camera inspection — scopes the main drain for cracks, leaks, obstructions, sags, and separations
• Septic and onsite wastewater inspection — performed by a NAWT Certified Onsite Wastewater Inspector
• Well inspection — for properties on a private water well
• Pool and spa inspection — structure, electrical, bonding and grounding, plumbing, pump and heating equipment, decking, and barriers
• Irrigation system inspection — pressure, heads, valves, plumbing, and electrical

Does a brand-new home need an inspection?

Yes. Builders use subcontractors to finish homes quickly, and in a market as busy as Austin those subs are often rushed, shared between builders, and working to tight margins. Mistakes get made and covered up by the next trade. A new home inspection catches them while the builder is still responsible for fixing them.

Will the A/C be tested in winter?

Not if it’s below about 60°F outside. Running an air conditioner at those temperatures can damage the compressor, so the unit won’t be operated. Everything else about the system is still inspected, and the report will note that the cooling test couldn’t be performed.

What if the utilities are off or something is disconnected?

Anything that isn’t connected or powered can only be inspected visually, which means a sink, appliance, or A/C unit can look fine and still fail once it’s reconnected and running. If utilities are off on inspection day, a re-inspection is usually the right call so those systems actually get tested.

What do I need to do before the inspection?

Sign the inspection agreement. Once our staff review your order we email the agreement to the address you provided, and it must be signed at least 12 hours before the scheduled time or the appointment slot is forfeited. Beyond that, the more that’s accessible and powered on, the more we can inspect.

How much does a home inspection cost?

Price depends on the size of the home and which add-ons you choose. The fastest way to find out is our quote page, or you can build and book your inspection directly on our scheduling page.

What areas do you serve?

Panther Inspections is TREC-licensed and has served the greater Austin area since 2013. We cover all of Travis and Williamson counties — Austin, Round Rock, Cedar Park, Georgetown, Leander, Pflugerville, Hutto, Taylor, Liberty Hill, Lakeway, Bee Cave, Manor, Lago Vista, Jarrell, and the surrounding communities. If you’re not sure whether your address is covered, call or email us and we’ll tell you straight away.

Do you inspect commercial buildings too?

We do — warehouses, restaurants, office buildings, multi-family, industrial, churches, hotels, and retail. That work runs on a different scope and process, which is laid out on our commercial inspections page.