You got the report. Now what?
The email came in. You opened the PDF. It's 42 pages long, there are 60-something items flagged, and half of them say "deficient."
Your stomach dropped.
Take a breath. Most reports look scarier than they are — and a few look calmer than they should be. The only way to know which one you're holding is to have someone read it who knows both the Texas real estate code and the job site.
Your stomach dropped.
Take a breath. Most reports look scarier than they are — and a few look calmer than they should be. The only way to know which one you're holding is to have someone read it who knows both the Texas real estate code and the job site.
Why the report is so hard to read.
(it's not you)
Texas inspectors follow a standard form and a standard set of rules. That form is built to be complete and consistent — not to be readable.
So a cracked outlet cover and a foundation issue can appear in the same report, in the same font, marked the same way. There's no ranking. No costs. No context. Just findings.
A good inspector isn't allowed to tell you what to do about it, and they usually can't tell you what it costs. We can.
So a cracked outlet cover and a foundation issue can appear in the same report, in the same font, marked the same way. There's no ranking. No costs. No context. Just findings.
A good inspector isn't allowed to tell you what to do about it, and they usually can't tell you what it costs. We can.
Here's what we do:
1. A translation of every finding
Plain sentences. No code references, no hedging.
What the report says: "TPR valve discharges through improper piping material — deficient."
What it means: The safety valve on your water heater is supposed to drain through CPVC (a special type of PVC pipe) that is rated for high tempurature liquid. If the piping ever melts or breaks, you get hot water on the floor. It's a common, cheap fix. Roughly $150–300.
2. Your priority list
Everything sorted into four groups so you know what to look at first:
Prompt Follow Up Safety hazards, active leaks, anything getting worse right now.
Fix This Year Not an emergency. Will become one.
Plan For It The 16-year-old AC. The roof with 4 years left. Things you should be saving for, not panicking about.
Cosmetic or Minor Real findings, low stakes. Fix them when you feel like it.
3. Real cost ranges
Based on what crews in the Houston area actually charge — labor and materials — not national averages from a website that's never been to Texas.
Where a range is wide, we tell you why, and we tell you what determines whether you land at the low end or the high end.
Where a range is wide, we tell you why, and we tell you what determines whether you land at the low end or the high end.
4. What to ask your Specialist
When your report says "recommend evaluation by a licensed foundation contractor," we tell you whether that's routine language or a genuine warning sign — and exactly what to ask when you make that call.
5. A call with Freddy
Look, I know this is the biggest purchase of your life. We want to answer every question you have. We can hop on the phone or on Zoom, and I will walk through anything you want.
Hablamos Español.
Hablamos Español.
* 30 minute call availible with the Premium Consultation Report package
Don't make a costly mistake.
Our Report Saves you Money
To put this in perspective: one misunderstood line item in an inspection report routinely costs a buyer thousands. A roof you assumed had ten years left. A "monitor for movement" note that turned into a real problem. An HVAC system you didn't budget to replace in year two.
You're not paying us to find problems. You're paying us so you know exactly what you're signing up for.
You're not paying us to find problems. You're paying us so you know exactly what you're signing up for.
Common questions from buyers:
Usually, yes. Standard turnaround is 24–48 hours, and we offer rush review when the clock is tight. Tell us your deadline when you send the report and we'll confirm before you pay.
No. We work from your inspector's report. That's why we can turn it around quickly and keep the cost low.
Almost certainly not. Item count says more about how thorough the inspector was than how good the house is. A careful inspector on a well-kept 1990s home can easily flag 60+ things. What matters is which things.
It'll help you negotiate with facts instead of feelings. You'll know what things cost. Your agent takes it from there.
Then you'll walk away for a reason you can explain — which is a much better place to be than walking away from a report you couldn't read.
A quick, important note
We review your report — We're not re-inspecting your house, and we're not replacing the inspector you hired. We don't give legal advice, and we don't negotiate your contract. Your agent and your attorney handle that part.
What we do is make sure that when you sit down to make a decision, you actually understand the home Inspection report.
What we do is make sure that when you sit down to make a decision, you actually understand the home Inspection report.
Property Consultation Report
$125
flat rate, all in
No hourly billing. No upsells. We don't perform repairs and we don't take referral fees from contractors.
Premium Property Consultation Report
$150
flat rate, all in
No hourly billing. No upsells. We don't perform repairs and we don't take referral fees from contractors.
