HOME INSPECTIONS (A Buyer’s Guide) Part One of a Two-Part Series

Over the next few weeks, we will be looking at inspections from both the viewpoints of the home buyer and the home seller. In both instances, you will probably deal with a home inspection as part of the transaction. Even if the home is newer, renovated or in excellent shape, most buyers make their offer contingent on a home inspection.

Because buyers are investing a significant sum of money into the property, they need to know there are no surprises. On the other hand, buyers need to realize that owning a home involves a certain amount of repair and maintenance, and that they’ll want to make changes so that the house reflects their taste.

How to Hire an Inspector

Buyers are responsible for hiring and paying for an inspector. Typically, you have 10 days to complete the inspection, review the report and have your realtor send any requests to the sellers’ agent. If you are actively looking for a new home, you may want to research inspection companies ahead of time.

Your realtor should be able to suggest a reputable inspector. An online search will also turn up several prospects. When considering which inspector to choose, keep these things in mind:

  • Specific Requirements – If you are looking for a historic home, waterfront home or have other specific requirements, you may want to make sure your inspector has experience in these situations.

  • References – Most inspectors will include testimonials on their website, but you may also want to ask for references and talk to a few clients about their experiences.

  • Insurance – Buyers should ask if the inspector carries Errors & Omissions Insurance, which helps cover liability after the inspection is over.

  • Sample Inspection Reports – You may want to see a sample report to review how in-depth it is.

Should the Buyer Be Present During the Inspection

It can be advantageous to attend the inspection as a buyer. The inspector will be thoroughly looking through the house, top to bottom, and testing all major systems, including electrical, heating/cooling, plumbing and structural. In addition to learning about your new home, you will see his areas of concern and be able to judge for yourself how significant they are.

What Occurs During the Inspection

  1. The inspector will first look at the readily accessible exposed portions of the home, including the roof, attic, basement, garage/out-buildings.

  2. Next the inspector will typically test interior plumbing, heating/cooling systems, electrical outlets, water pressure, appliances and more.

  3. Similarly, the inspector will look at wiring, cabinets, railings, windows, chimneys, and on and on.

  4. Typically, the inspector will give the buyer a written report at the end of the inspection or, if supplied electronically, will email it within 24 hours.

What Steps to Take After the Inspection

An inspection contingency may allow buyers to renegotiate the selling price of the home or ask for repairs to be made. Repairs that could have been seen during the showings should have been taken into consideration when you made your offer, either in the offer price or as a contingency to have the repair done before closing. The inspection report does not provide the chance to go back and negotiate for conditions of which the buyer was already aware.

If there are major repairs or concerns that couldn’t be ascertained during the regular showings, then it may be appropriate to renegotiate. Things such as mold, insects, non-operating systems should almost always be addressed. Smaller items, though, like a loose board on the porch, sticking doors or a rotting step, may not. If there was competitive bidding on a home, the seller might just go to the next buyer. In a buyers’ market, the seller might be willing to make major repairs.

Sellers may agree to none, part, or all of the buyers’ request based on the inspection. They may choose to do the work themselves, hire their own contractors or lower the price so the buyers can fix the problems after the closing.


How to Stage Your Home

One of the easiest ways to sell your home quickly is to understand the importance of proper staging. Staging a house helps potential buyers imagine themselves living in it. According to a study done last year by the National Association of Realtors (NAR), 49 percent of buyers’ agents believe staging affects most buyers’ view of a home. Seventy seven percent of buyers’ agents say staging makes it easier for people to visualize the property as theirs. Staged homes sell faster too — 39 percent of sellers’ agents reported that staging a home “greatly decreases” days on the market.

Charitable Realty Founder and Broker says, “Now that we’re leaning towards a buyer’s market, it is even more important to properly stage a home to edge out competition and become a stand out. Staged homes allow buyers to imagine themselves in the setting and to better evaluate space ratios. For example - a large empty den may be difficult for some to imagine their sectional in. A staged home with sofas allows a buyer to compare their furniture to that in the home.”

Lori has additional home staging tips:


When putting decor items together - group them in threes from tallest in back to shortest in front. 


Use rugs on hard surface flooring to warm up the space. Match the rug to any window treatments and throw pillows to bring all three together. 


The most basic task when staging a home involves removing clutter and cleaning the house. Remove personal items from all surfaces, box up spare belongings and get them out of the house. “Beyond having a clean home, close all toilet lids for showings. Organize the pantry, master closet and linen closets to show ample storage,” Lori says. 


Buyers like to see bright spaces, so lighting is an essential part of staging a home. Before showing your home, open your blinds or pull your curtains back. Make sure your light fixtures are clean and look appealing. In addition to your overhead lighting, create an inviting ambiance with table lamps and wall sconces.


If you don’t have the time or money to stage your entire home, you can get the most value by staging certain rooms. The NAR survey found the living room is the most crucial space to stage, with 55 percent of agents surveyed thinking it’s “very important” to stage it. Next comes the master bedroom, followed by the kitchen. Your last priority should be any extra bedrooms.


It may be difficult and inconvenient, but remove about half your furniture. This makes your house look bigger and more appealing to buyers. Put your furniture in storage, or sell or donate it if you won’t be taking it with you. Once your furniture has been thinned out, or a rented set has arrived, position couches, chairs and tables away from your walls. This is a design technique called “floating” the furniture. Anchor the space with an area rug, even if the room has wall-to-wall carpet. This creates a cozy, intimate space.


You’ll never get buyers in the door if you don’t spruce up the outside of your home.

  • Clean your windows

  • Power-wash your house and sidewalks

  • Make sure your house address number is easy to read

  • Mow the lawn and trim bushes

  • Plant colorful flowers

  • Put a welcome mat and potted plants on your front stoop

  • Clean outdoor furniture


Once your house is picture-perfect, add some defining touches. People love walking into a home with the smell of freshly baked cookies. Buyers like to see fresh flowers in vases, a bowl of fresh fruit on the kitchen counter and folded towels in the bathroom.


Housing Market Trends in 2019

Charitable Realty Owner and Broker, Lori Fowler Ph.D., gives some insight on what the housing market could potentially look like in the new year.

What role do millennials play in the housing market right now?

Millennials have a great impact on the market. They have created a need for eco- friendly, urban gentrification and are responsible for much of the condo draw downtown. They are much of the force behind the respect of our old historical buildings being repurposed, and the Fort Worth market should thank them!

Which neighborhoods are the hottest markets right now?

The River District, 7th Street and Downtown areas are drawing great attention -especially with the new Stadium and Cultural District draw. The TCU and Tanglewood areas remain desirable. We are now being drawn more and more into Burleson and areas along South Chisholm with the new Tarleton Campus. Granbury was named the No. 1 weekend destination, so we show there now more than ever. All in all, DFW is a fantastic place to live!

How does the North Texas housing market look for 2019? What major changes do you expect from 2018? 

The market seems to be correcting itself a bit. We are still seeing lots of activity with buyers making more aggressive bids and getting them accepted now that homes are filling the inventory and sitting on market a bit longer. In 2018 it was difficult to win a bid for VA and FHA buyers in the $250,000 price range because of multiple offers. In 2019 we hope the market will allow for acceptance of more offers with reasonable concessions.

From virtual reality home showings and listing apps, what are ways in which you see innovation continuing to change the housing market in 2019?

With the great DFW economy, we draw buyers from across the country and overseas. Buyers are asking realtors to use Skype and drone footage now for remote purchases. Apps and virtual reality will become an everyday aspect of showing homes soon - but nothing can replace the value of a licensed realtor. Most all we work with still want to touch and feel the most important purchase they will make. These tools make us more efficient - as an added tool - but not as an only method.

What do you foresee the effects to be from factors such as rising interest rates and a larger inventory of houses for sale?

Rates have started to come down a bit now. Even though they have climbed into the high 4s and low 5s over time - comparatively - they are still affordable. Many buyers who couldn’t win bids in 2018 renewed their leases - so with those expiring shortly and inventory up - I believe we will see one of the strongest successful real estate markets.