A home inspection is your one structured opportunity to learn what you are actually buying before you commit to it. For most people, a house is the largest purchase of their life, and the period between an accepted offer and the closing date is often the only window where you can negotiate repairs, request credits, or walk away without penalty. The inspection is what gives you the information to use that window well.
The goal of an RTI inspection is not to talk you out of the home. Most homes pass inspection in the sense that nothing catastrophic is found, and the buyer moves forward with eyes open. The goal is to give you a complete and honest picture of the property’s condition: what is working as it should, what is approaching the end of its service life, what needs attention soon, and what should be addressed before closing. From there, you and your real estate agent can decide how to handle each item.
Every RTI inspection follows the Standards of Practice set by the Texas Real Estate Commission. That means we evaluate the major systems and components of the home in detail. The structural systems include the foundation, framing, grading, drainage, and any visible structural elements in attics or crawl spaces. The roof inspection covers coverings, flashing, drainage, penetrations, chimneys, and skylights, evaluated from the roof itself when safely accessible. Electrical includes the service panel, branch circuits, outlets, fixtures, smoke and carbon monoxide detectors, and GFCI protection. Plumbing covers fixtures, water supply, drain and waste systems, the water heater, and visible piping. HVAC includes the heating and cooling equipment, ductwork, and vents. We also test the built-in appliances, garage door operators, exhaust fans, and other functional components.
The inspection covers what is visible and accessible. We do not open walls, dig up landscaping, or move heavy furniture. If something cannot be safely or non-destructively evaluated, we note it in the report and explain why.
Most home inspectors come from a real estate, engineering, or career-change background. Robert came from 30 years of building homes. He framed them, ran the trades, finished them, and walked the job sites where the homes you are buying were actually built. That experience changes what an inspection looks like. He sees not just whether something is functional today but whether it was installed in a way that will hold up. He knows which builders cut corners, which materials age well in North Texas heat, and which kinds of repairs are quick fixes versus actual solutions.
RTI serves home buyers across Anna, Melissa, McKinney, Van Alstyne, Sherman, and the surrounding North Texas communities. You are welcome to walk through the home with Robert during the inspection. Most clients do, and it is the best way to understand what you are buying. He will point out what he is finding as he goes, explain what is normal versus what is a real concern, and answer whatever questions come up about the home or about home ownership in general.
Within 24 hours of the inspection, you will receive a Spectora report delivered as both an HTML link and a downloadable PDF. The report includes photos of every issue found, written in language a homeowner can actually follow. Items are organized by system and prioritized so it is clear which findings are urgent, which are recommended, and which are routine maintenance you can plan around. Your real estate agent can use the report to negotiate repairs or credits with the seller.
If anything in the report is unclear, or if you want to talk through what something means for negotiation, call or text. Robert is available after the inspection to walk through the report with you again.
A standard home inspection is $350 for homes up to 1,999 square feet, with $25 added per additional 500 square feet. Most inspections take 2 to 4 hours depending on the size and age of the property. Re-inspections to verify completed repairs are $150. Add-on services like pool and spa inspection ($75) and lawn irrigation inspection ($50) can be bundled with your home inspection at the time of scheduling.
If you are buying new construction or recently bought a brand-new home, see our pages on new construction inspections and 11-month warranty inspections for inspections tailored to those situations.
