Rod Inspects · TREC License #6291 PI
Buyer's Home Inspection in San Antonio, TX
A buyer's home inspection in San Antonio is a visual, non-invasive evaluation of a home's roof, foundation, structure, electrical, plumbing, heating and cooling, attic, insulation, interior and exterior, performed to the TREC Standards of Practice during your option period. Every Rod Inspects buyer's inspection ends with a written report you can use to negotiate, plan repairs, or walk away.
What Does a Buyer's Home Inspection in San Antonio Include?
A Rod Inspects buyer's inspection covers every major system a Texas inspector is required to evaluate, plus the attention to local conditions that comes from inspecting San Antonio homes since 2002.
- Structure and foundation: visible signs of movement, slab and pier-and-beam performance, floor slopes, and cracking in walls, ceilings and brick veneer.
- Roof and attic: roof covering, flashing, penetrations and gutters; attic framing, insulation and ventilation.
- Electrical: service entrance, the main panel and sub-panels, visible wiring, outlets, switches, GFCI and AFCI protection, and smoke alarms.
- Plumbing: supply and drain performance, water heater, fixtures, and visible leaks.
- Heating and cooling: operation of the HVAC system, visible ductwork, condensate drainage and the emergency pan.
- Interior and exterior: walls, ceilings, floors, doors, windows, built-in appliances, grading and drainage, porches, decks and driveways.
Rod Inspects also uses infrared thermal technology, which identifies surface temperature patterns that may indicate hidden moisture, missing insulation or overheating electrical components. If the home has a pool, spa or sprinkler system, ask about a pool and irrigation inspection when you book.
Why Does the Texas Option Period Make Timing So Important?
Because the option period is short, and everything you learn has to fit inside it. Most Texas contracts give buyers a set number of days to inspect, negotiate repairs or terminate. Your agent can confirm exactly how many days your contract allows.
If you just typed "home inspection near me San Antonio" into your phone, the best time to book is now, the day your contract is signed. You can book online in a few minutes or call (210) 255-3134.
What Do Home Inspections in San Antonio Commonly Find?
Every house is different, but San Antonio homes share a few patterns worth knowing before your inspection:
- Foundation movement on clay soils. Expansive clay swells and shrinks with moisture. Look for doors that stick, cracks at window and door corners, and separation in brick. Often the cause is drainage, not the foundation itself.
- Attic HVAC under heavy load. Air handlers and ductwork in a hot attic work hard for months. Condensate drains, emergency pans and disconnected ducts are common findings.
- Storm-tested roofs. Hail and high winds leave damage that is easy to miss from the ground, along with repairs of varying quality.
- Older pier-and-beam homes. Established neighborhoods have homes with crawl spaces, where the inspector checks piers, beams, moisture and ventilation.
- Newer homes are not exempt. Fast suburban building in Schertz, Cibolo and New Braunfels still produces grading, attic and envelope issues. See our new construction inspection page.
You are welcome to attend, and we hope you will. You will learn where the main water shutoff and electrical panel are, which findings matter most, and which ones are simply maintenance.
What Will Your Inspection Report Show?
Your report is written with photographs so you can see each finding, not just read about it. Share it with your agent to decide what to ask the seller to repair, credit or reduce. Want to see one first? Browse our sample reports and photos.
A home can't pass or fail an inspection. The report tells you the condition of the house so you can make a confident decision.
Why Do San Antonio Buyers Trust Rod Inspects?
- Client reviews you can read for yourself (read them)
- TREC License #6291 PI, with three licensed inspectors on the team (meet them)
- Infrared thermal technology
We work for you, the buyer. Our job is to tell you what we see in the house, plainly, so the decision is yours.
“Rod did a fabulous job during our inspection. He was very thorough and explained his findings very well... We were able to make a confident decision when purchasing our home.”
Rebecca Shelton
Who Is Rod Inspects?
Rod Inspects has inspected homes in San Antonio, Texas since 2002 and is led by Rod Stewardson, TREC License #6291 PI. Its three licensed inspectors, Rod Stewardson, Derek Saari and Tyler Stewardson, perform buyer's home inspections across San Antonio, New Braunfels, Schertz, Cibolo, Seguin, San Marcos, McQueeney, Hollywood Park and Alamo Heights, using infrared thermal technology.
What Do San Antonio Buyers Ask About Home Inspections?
When should I schedule a home inspection after my offer is accepted in Texas?
As soon as your contract is signed. The option period gives you a limited number of days to inspect, negotiate and decide, so booking right away leaves the most time to act on the report.
What does a buyer's home inspection in San Antonio cover?
It covers the structure and foundation, roof and attic, electrical, plumbing, heating and cooling, insulation and ventilation, and the interior and exterior of the home, following the TREC Standards of Practice.
Can a house fail a home inspection?
No. A home inspection is not pass or fail. It reports the condition of the home so you can decide whether to ask for repairs, request a credit, renegotiate the price or walk away.
Should I attend my home inspection?
Yes, if you can. Seeing findings in person, and asking questions while the inspector is standing next to them, makes the written report much easier to understand.
Is Rod Inspects licensed in Texas?
Yes. All three Rod Inspects inspectors are licensed through TREC, and lead inspector Rod Stewardson holds License #6291 PI.
What areas does Rod Inspects serve for buyer inspections?
Rod Inspects serves San Antonio, New Braunfels, Schertz, Cibolo, Seguin, San Marcos, McQueeney, Hollywood Park and Alamo Heights.
Ready to Book Your Buyer's Inspection in San Antonio?
Your option period is already running. Schedule online or call us now.