Home inspection checklist for Austin buyers

The inspection period is the buyer's best chance to learn what they are really buying. In Texas it usually runs seven to ten days, and what you do in that window can save thousands of dollars or a bad purchase.

This checklist covers what our buyers ask inspectors to look at in Austin homes, and how to turn the report into a fair repair request.

Key takeaways

• Book the inspection within 48 hours of an accepted offer.
• Foundation, roof, HVAC and plumbing matter far more than cosmetic items.
• Add a sewer scope for homes built before 1990.
• Ask for credits on big items rather than seller-arranged repairs.

What a Texas inspector checks

A standard inspection follows the Texas Real Estate Commission form and covers the main systems of the home.

• Foundation movement and drainage around the slab
• Roof covering, flashing and attic ventilation
• Heating, air conditioning and water heater age
• Electrical panel, outlets and visible wiring
• Plumbing supply, drains and signs of past leaks

Older streets in central Austin often need a sewer scope and a closer look at foundations.

Issues that should change your offer

Small items like loose handles or worn caulk are normal. These are the findings worth negotiating over.

Big-ticket findings

• Foundation movement beyond normal settling
• A roof with less than five years of life left
• An AC system over 15 years old
• Active leaks or signs of mould

The inspection is not a pass or fail. It is a list of facts you can price into your decision.

How to negotiate after the inspection

1. Read the full report with your agent the same day.
2. Get contractor quotes for anything structural or mechanical.
3. Ask for a closing credit instead of seller-managed repairs.
4. Keep the request short and focused on safety and big systems.

Home inspection FAQ

How much does a home inspection cost in Austin?

A standard inspection usually costs $400 to $700 depending on size, with extra fees for a pool, sewer scope or termite check.

Can I back out after the inspection in Texas?

Yes, if you paid an option fee and cancel within the option period, you can walk away for any reason and keep your earnest money.