Should I attend my home inspection in person?

A standard general home inspection in New Braunfels typically runs $350 to $600 for a home in the 1,500 to 3,000 square foot range. Larger homes, homes with pools, or homes with additional structures cost more. A WDI (termite) inspection runs an additional $75 to $150 and is typically ordered separately from a licensed pest control company. Specialty inspections — structural engineering assessment, sewer scope, pool inspection, or well and septic evaluation — each carry their own fees, generally $150 to $450 depending on the service.

Foundation movement from expansive clay soils is the most common finding in the area and the one that warrants the most careful follow-up. Roof condition — particularly hail damage and aging shingles — is consistently among the top findings. HVAC systems running near end of life after years of heavy Texas use appear frequently. Electrical issues in older homes (double-tapped breakers, outdated panels, missing GFCI protection) and plumbing concerns in properties built before the 1990s round out the most common categories. None of these findings automatically means you shouldn't buy the home — it means you need to understand the scope and cost of the issue.

Yes. After receiving your inspection report during the option period, your agent prepares an Amendment to Contract listing the repairs or credits you're requesting. The seller can accept your requests, counter with a partial response, or decline. If you can't reach agreement and you're still within the option period, you can terminate and recover your earnest money. Focus your requests on material defects and safety items rather than normal maintenance — a narrow, well-supported repair request is more likely to result in a productive negotiation than a list of 30 items.

Not necessarily — it depends on what the foundation issue actually is. Cosmetic cracking and minor differential movement are extremely common in Central Texas and are often manageable. Significant structural movement that has compromised the integrity of the home is a different matter. The right response to a foundation flag in your inspection report is to hire a licensed structural engineer to evaluate and opine on the severity, the cause, and the recommended remedy. That $300 to $600 evaluation gives you real information to make a decision — not a blanket either/or.