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Resources for Realtors

Your buyer's questions, answered before you leave the listing.

Your buyer is going to ask questions about every house you tour together. This library helps you have real answers — not guesses.

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Every guide is written by a TREC-licensed inspector using the TREC Standards of Practice. So when your buyer asks "what's going to go wrong with this 1980s house in Garden Ridge?" you have a 60-second answer ready.

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Bookmark this page. Use it at listings. Send specific guides to your buyers when offers go in.

By Era — Know what to expect before you walk in

Every decade has its own failure modes, "modern veneers" hiding old systems, and material gotchas. Tap any era for the structural, electrical, plumbing, and HVAC issues your buyer is likely to find — plus the ancillary services worth recommending.

2020–Present — The Pandemic & Supply Chain Era

"Frankenstein" builds, material substitutions, A2L refrigerants. The era where supply chain meets workmanship variability.

2010–2020 — The Energy Efficiency & Tech Era

Super-tight homes, blower-door testing, and rushed-workmanship defects from the building boom.

2000–2010 — The High-Efficiency & AFCI Era

AFCI breakers become required, high-efficiency furnaces arrive, and the Chinese drywall era leaves a legacy.

1990–2000 — The Era of Complexity

Multi-system HVAC, early PEX, and the Masonite siding lawsuits.

1980–1990 — The Era of Experimentation

Arrival of EIFS, Federal Pacific and Zinsco panel holdouts, early synthetic materials. The "we'll figure it out" era.

1970–1980 — The Energy & Transition Era

Polybutylene plumbing, peak aluminum branch wiring, and energy crisis retrofits.

1960–1970 — The Modern Expansion Era

Suburban sprawl, aluminum branch wiring begins, "experimentation" with electrical panels, early HVAC systems.

1950–1960 — The Post-War Boom

Birth of the slab-on-grade ranch. Cast iron drains, galvanized supply, FPE panels.

1900–1950 — The Early Modern Era

Standardized lumber, early concrete, original systems at end-of-life.

Pre-1900 — The Pioneer & Victorian Era

Living archaeology: pre-code, historical finishes and fixtures, retrofitted across generations.

New Construction — Three-phase inspections that protect your buyer

Builder warranties are not a substitute for an independent inspector. These three phases catch problems before they're hidden by concrete, drywall, or finishes.

Phase 1 — Foundation Pre-Pour Inspection

After steel is set, before concrete is poured. Rebar, PT cables, vapor barrier, anchor bolts, plumbing rough-in.

Phase 2 — Pre-Drywall Inspection

After framing, plumbing, electrical, HVAC rough-in; before insulation. Load path, fire blocking, system rough-ins.

Phase 3 — New Build Final - The QC Audit

The last chance for major repairs before closing on a new build. Trade damage, finish defects, system commissioning.

The 11-Month Warranty Inspection — Your buyer's last shot at builder accountability

The 11-Month Warranty Inspection

Most Texas builders provide a one-year "bumper-to-bumper" workmanship warranty. The 11-month inspection is the final window to compel the builder to fix settlement cracks, system failures, and latent defects on their dime — not your buyer's.

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This is one of the highest-ROI inspections a homeowner can buy. If you have past clients approaching their one-year anniversary, this is a deliverable you can offer them — and a great reason to stay in touch.

When you need an inspection

I'm based in New Braunfels and cover the I-35 corridor from San Antonio to South Austin. Same-day scheduling when available, same-day report delivery on every inspection, drone- and thermal-equipped, and I walk every report with your buyer on-site or by phone.

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​Call or text: (830) 800-0440

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​⭐ 5.0 on Google — read reviews

 

​Mike McCown · TREC #26408 · InterNACHI CPI · CCPIA Certified

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