Questions, answered
Clear answers about Texas home inspections, from what the TREC standards cover to what North Texas soil, hail and heat mean for the home you love.
Under TREC’s general limitations (§535.227(d)), inspectors are not required to inspect items outside the standards, elevators, detached buildings, decks, docks, fences and waterfront structures, anything buried, hidden or concealed, subsurface drainage, automated or smart-home controls, security and data systems, solar panels, or concrete flatwork such as driveways and patios. The standards also allow a licensed inspector to inspect additional items when competent to do so. At Dragonfly, driveways, patios, decks, docks, fences and detached buildings are included in our inspections.
Read more: What are Texas inspectors not required to inspect? →
No. TREC’s standards specifically state that inspectors are not required to determine compliance with any building code, listing or testing authority. Some items in the standards reflect current safety practices, so an older home may show deficiencies even if it was built to the code of its day.
No. We don’t perform mold testing. When we see conditions that suggest it, such as active leaks, staining or moisture, we report them and refer you to a specialist. In Texas, mold assessment and mold remediation require separate licenses from the Texas Department of Licensing and Regulation (TDLR), and a TDLR-licensed mold assessor is the right professional to test.
No. We don’t perform radon, air quality or other environmental testing, and we refer clients to specialized environmental testing companies. Texas currently has no state radon certification requirement; Texas Tech University’s Texas Radon program points consumers to testers certified by the National Radon Proficiency Program (NRPP). Asbestos and lead work is regulated separately, so ask any specialist for their credentials.
Read more: Do you test for radon, asbestos, lead or air quality? →
Not by default. TREC’s standards say a real estate inspector is not required to determine the presence or absence of termites or other wood-destroying insects. A separate wood-destroying insect (WDI) inspection is regulated by the Texas Department of Agriculture, and our inspectors hold TDA licenses to perform it in-house, usually on the same visit.
A home inspection is visual and non-invasive to finished materials. Inspectors are not required to inspect anything concealed, buried or hidden, and the standards do not require destructive testing that damages sound finishes. We look carefully for the visible clues—stains, cracks, sloped floors, moisture—that suggest what may be happening out of sight.
The TREC report form notes that inspectors are not required to climb over obstacles or move furnishings or stored items. Areas blocked by belongings, rugs, or vehicles may be limited, and we will note those limitations in the report. A pre-inspection walk-through or seller cooperation helps.
TREC’s standards do not require inspectors to report cosmetic or aesthetic conditions or ordinary wear and tear. The focus is on conditions that materially affect performance or present a hazard. If we notice something cosmetic that could point to a larger issue, such as a crack or stain, we’ll mention it.
The standards do not require inspectors to determine life expectancy or age, insurability, warrantability, energy efficiency, or recalls. We describe current condition and visible wear, and where a data plate is legible our reports note the equipment’s manufacture date from its serial number. Even so, no inspector can predict exactly when a system will fail.
Read more: Will you tell me how old something is or how long it will last? →
No. TREC lists automated and programmable controls, security and data distribution systems, remote controls and smart-home components among items inspectors are not required to inspect. These are best evaluated by the installing contractor or a low-voltage specialist.
Read more: Do you inspect security, audio, low-voltage or smart-home systems? →
Among other things, TREC inspectors are not required to predict future conditions, operate shutoff or pressure valves, declare anything “safe,” review permits or prior reports, verify sizing of drainage or gutter systems, operate sump or recirculation pumps, provide repair cost estimates, or perform re-inspections. Reading the full general limitations is worthwhile before any inspection.
Read more: What else is outside the scope of a standard inspection? →
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