Responsive, Personal Service

Competent & Qualified

We Treat You Like Family

Welcome to D&S Home Inspection Service, PLLC

The House Whisperer

Dianna Rose

My Qualifications

  • Professional Inspector licensed by the Texas Real Estate Commission. License #6847.
  • ICC Residential Combination Inspector #5288198
  • Certified Septic Inspector, trained through NAWT
  • 2010 Inspector of the Year- Texas Association of Real Estate Inspectors (TAREI)
  • 2013 President of TAREI-  Texas Association of Real Estate Inspectors
  • 2013 Bastrop County Board of Realtors Inspector of the Year
  • 2015 Appointed Member of the Texas Real Estate Commission Inspector Advisory Committee
  • 2017 Chair of the Texas Real Estate Commission Inspector Advisory Committee

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William Baldwin Apprentice Inspector

William Baldwin
Apprentice Inspector
TREC License number: #21825

What is a home inspection and why do you need one?

The home is a system, with many components working together in concert so that you remain dry, comfortable, and safe. A typical home inspection will look at all the components individually, such as the electrical , the HVAC , the plumbing , and the structural components. Then, the home is viewed as one system, to determine if it is performing as it should. A defect can be found in any number of separate components, but does not necessarily mean the home as a system is failing. Remember, there is no pass or fail during a home inspection, simply a detailed list of the performance of the home’s components, and of the home as a system. The inspection will cover hundreds of items within the system of the home and will typically take several hours.

Having an inspection performed during your option period has several benefits. The inspection process allows you to see your new home through the eyes of a critical third party. I’m looking for defects that affect you and your family’s safety. I’m looking for hidden issues that can cost you significant money in the future. I will operate all the systems of the home and create a written report with photos on items of concern that may need repair, replacement, or simply will require maintenance.

Most of your inspection will be maintenance recommendations, but does not cover life expectancy of components and minor imperfections or cosmetic items. These are nice to know about, however, the issues that really matter will fall into four categories:

  1. Major defects. An example of this would be a structural failure, such as foundation problems or roof framing issues.
  2. Things that lead to major defects. A small roof-flashing leak, for example, may cause significant water intrusion issues in the future.
  3. Things that may hinder your ability to finance, legally occupy or insure the home.
  4. Safety hazards, such as an exposed, live buss bar at the electric panel.

Anything in these categories should be addressed during the option period. Often a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4). Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. Keep things in perspective, no home is perfect. Do not kill your deal over things that may be insignificant in the long run.

Another consideration when you are planning for a home inspection is the cost. A home inspector spends hours at the house, using acquired knowledge that comes from hundreds of hours of education and years of experience. The inspector will then write a narrative report that will be used by several parties. The inspection fee charged will be based on the size of the home, the age, and often the type of foundation. Obviously, a smaller home will cost less than a larger home and a home on a slab foundation will cost less than a home with a crawlspace. Historic homes take many hours to inspect and therefore will typically have a higher inspection fee. Fees typically range from $300-$500, and do not include ancillary inspections, such as septic systems, irrigation systems, etc. Please call me at 512-585-4610 and I will be happy to quote the cost of your inspection.

D&S Home Inspection Service offers responsive, personal service to our clients, focusing on each real estate inspection, one transaction at a time.

We accept Visa, Mastercard, Discover and American Express and also personal checks.

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