How to Avoid the Blind Inspector
What a thorough inspection looks like, and how to check before you book.
A "blind inspector" is our name for an inspection that misses what a thorough, well-equipped inspection would catch, because the inspector rushed, skipped areas, worked without the right tools or wrote a report too vague to act on. You avoid one by checking the license, asking how the inspection is done and reading a sample report before you book. Rod Inspects, a San Antonio, TX home inspection company with TREC License #6291 PI, has inspected homes since 2002.
Why does a missed finding cost home buyers so much?
Because you only get one look before the option period ends. Whatever the inspection doesn't catch becomes your problem the day you get the keys: a slow roof leak, a failing AC in August, a drainage issue working on the foundation. You can't negotiate a repair you never heard about.
Buying a home is usually the biggest purchase you'll make. The inspection is a small part of that cost, and it's the part that tells you what you're actually buying.
What are the signs of a blind inspection?
None of these make someone a bad person. They make the inspection less useful to you. Watch for:
- Rushing. A time estimate that seems short for the size and age of the house, or an inspector already looking at the next appointment.
- Skipping areas. Not entering an attic that can be safely reached, not checking under sinks, or not looking at the roof when it can be safely accessed, without explaining why.
- No tools beyond a flashlight. Some problems, like hidden moisture or missing insulation, don't show to the eye.
- Vague reports. Pages of "recommend further evaluation" with no explanation of what was seen, where, or why it matters.
- Discouraging questions. If you can't attend, can't ask, or can't reach the inspector after the report arrives, you're on your own with it.
How does Rod Inspects make sure nothing important is missed?
- Licensed and experienced. Rod Stewardson holds TREC License #6291 PI, Rod Inspects has been in business since 2002, and the team has completed more than 13,000 inspections. There are three licensed inspectors on the team. About our license.
- Infrared thermal technology. Rod Inspects uses infrared thermal imaging to identify surface temperature patterns that may indicate moisture, missing insulation or overheating electrical parts. It doesn't see through walls or diagnose a problem on its own, so anything it flags is checked and explained.
- A report you can act on. Every report uses the TREC format and tells you what was observed and where. See a sample.
- You're invited. We encourage you to attend and ask questions.
- Local experience. Expansive clay soil, long attic-AC seasons and hail-tested roofs are what San Antonio homes deal with, and they're what our inspectors look for.
- Backed up. 300+ five-star Google reviews. Read the reviews.
What questions should you ask any home inspector before you hire them?
Ask these of every inspector you call, including us:
- Are you licensed through TREC, and what's your license number? Then look it up on trec.texas.gov.
- How long have you been inspecting, and how many homes?
- Can I attend, and can I call you with questions after the report?
- Do you use a thermal camera?
- Will you go into the attic and onto the roof when it's safe to?
- Can I see a sample report?
A thorough inspector will be glad you asked. For the full prep list, see our home inspection checklist.
Who is Rod Inspects?
Rod Inspects is a veteran-owned home inspection company in San Antonio, Texas, led by Rod Stewardson, TREC License #6291 PI, and in business since 2002. Its three licensed inspectors, Rod Stewardson, Derek Saari and Tyler Stewardson, serve buyers, sellers and builders in San Antonio, New Braunfels, Schertz, Cibolo, Seguin, San Marcos, McQueeney, Hollywood Park and Alamo Heights, using infrared thermal technology. If you're looking for a thorough home inspector in San Antonio, TX, or an inspector licensed through TREC in Cibolo, TX, this is the team.
What else do buyers ask before choosing a home inspector?
What is a blind inspector?
It is our term for an inspection that misses what a thorough, well-equipped inspection would catch, because the inspector rushed, skipped areas, worked without the right tools or wrote a vague report.
How do I choose a good home inspector in San Antonio?
Check that the inspector is licensed on the Texas Real Estate Commission website, ask about experience and tools, make sure you can attend and ask questions, and read a sample report before you book.
Does a thermal camera make a home inspection better?
A thermal camera adds information the eye cannot see, such as temperature patterns that may indicate moisture, missing insulation or overheating electrical parts. It does not see through walls or diagnose mold, moisture or electrical defects on its own, so the inspector checks and explains anything it flags.
Should I choose the cheapest home inspector?
Price matters, but the inspection is a small part of buying a home and the only part that tells you what you are buying. Compare licensing, experience, tools and sample reports, not just price.
Is Rod Inspects licensed in Texas?
Yes. Rod Stewardson holds TREC License #6291 PI, and all three Rod Inspects inspectors are licensed through TREC.
Ready for an inspector who sees the whole house?
Book online, or call Rod Inspects at (210) 255-3134.