Frequently Asked Questions

At Lange Home Inspection, we are dedicated to ensuring that all of our customers get the highest quality home inspection and report so they can make their most informed buying decision.

We believe that having the heart of a teacher and educating people about the defects and features of a home are key components of being a professional home inspector. In our book, knowledge is power. 

Our licensed home inspector  will spend two to four hours thoroughly evaluating all aspects of the property you are purchasing, from the roof to the foundation and all areas in between.

Absolutely! The bank’s appraisal is an independent evaluation of the current market value of the property. The appraiser works for the bank while we work for you, helping you save time and money with a realistic unbiased inspection of your property’s current condition.

Absolutely! Most builders try to provide a high-quality house, but they have to balance that with staying competitive. For builders, it often comes down to ‘survival of the cheapest’. Much work is done by sub-contractors. A construction boom in recent years has caused a shortage of skilled labor. Coordinating schedules between different trades is a juggling act. New products are constantly being introduced into the market adding even more confusion.

Municipal inspectors try to do a good job but they’re vastly overworked, often looking at dozens of houses each day. A thorough home inspection takes hours, not minutes. Municipal inspectors simply don’t have the manpower to find all the construction defects.

The price of the inspection is determined by the size and age of the house and any other buildings.  The price of any other additional testing that you want to be performed at the time of the inspection will be added to the price of the inspection.

All home inspectors are not equal. You only have one chance to get a good home inspection. You don’t want cheap — you want the best home inspection possible! Saving a few bucks by using a bargain-priced home inspector could cost you thousands of dollars in repair costs in the long run.

The home inspection is, by definition, a visual overview of the entire home and all of its integral systems. This includes all of the following:

• Exterior

• Roof

• Structure

• Plumbing

• Electrical

• Ventilation

• Insulation

• Heating and Cooling

• Interior

• Fixed Appliances

• Attic

• Crawl Space (if present)

• Fireplace

We want you to come along with us during the home inspection in the Greater San Antonio area. Okay, if you’re a seasoned home buyer it may not be as important that you’re there the entire time.

As soon as possible after you have a signed purchase contract. We’re often scheduled a week or more in advance, so make sure that your purchase contract has plenty of time for you to get repair estimates for major problems that may show up during the inspection.

For newly constructed homes, schedule the inspection a few days before your walk-through with the builder so that you’ll have our written report in your hands during the walk-through. You should schedule warranty inspections at least a month before your warranty expires. 

Preparing for the inspection is easy. Be ready to follow us around the home. You may want to bring a notepad and pen to take notes. All deficiencies are listed on our reports but there are some maintenance items (i.e., like when to change a furnace filter) that will not be on the inspection report.

All inspections are sent by email following the inspection. All of our inspection reports are computerized with digital photos. All inspection reports will be e-mailed. We want you to have a full understanding of the home when you review the inspection report.

To see a sample inspection report, call us or send us a message and we will provide you with a link to our sample report. Our reports are simple to read in a clear and concise format. We provide color photographs that highlight details. And if you choose a thermal inspection we will also provide infrared photographs that show the true benefit of that technology.

The wind mitigation report addresses how the roof is strapped to the trusses and other factors. Results of this report can qualify the homeowner for insurance discounts. The 4 point report is generally for homes over 20 years old and addresses the four main systems of the home giving the insurance underwriter specific information regarding plumbing, HVAC system components, and electrical components.

Insurance reports will be attached to your completed report and can be found under the table of contents…attachments.

We accept all major credit card payments through a secure link that is sent to you in your confirmation email. We also accept credit card, check, and cash payment at the time of the inspection. Reports are published only after payment has been received.

We may find things that weren’t expected. That’s what you want, right? No house is perfect, not even new construction. The report is not a seller’s “must-fix” list; it’s just an impartial reporting of the condition. Every situation is different — it’s up to you and your real estate agent to decide how to proceed after the inspection.

Yes, we can’t see through walls or predict the future! If we could do either of those, we’d be in another line of work earning a lot more money. Keep in mind that a home inspection lasts only a few hours, and it’s not technically exhaustive. A home inspection is not an appraisal or a check for compliance with building codes and it’s not an evaluation for any biological or environmental hazards.

No. Something can look and operate just fine today and still break tomorrow. We do our best to give you the most thorough inspection possible. If you want a home warranty they are available through other sources. Review the warranty carefully to determine what the warranty covers.

Your understanding of the home is our highest priority. You can ask questions for as long as you own your home.