The Calm
Before You Close.

A TREC-compliant inspection covers structural systems (foundation, framing), roofing and attic, electrical systems, plumbing, HVAC, interior components (walls, ceilings, floors, doors, windows), exterior elements (siding, trim, soffits, decks), insulation, and built-in appliances. The inspector documents visible deficiencies with photos and plain-English explanations.

A standard residential inspection takes 2.5–4 hours depending on the home's size, age, and condition. Larger homes, older properties, and homes with additional systems like pools or septic may take longer. We recommend attending at least the final hour for the walkthrough summary.

Yes — attending is strongly recommended. You'll see issues firsthand, ask questions in real time, and get context that a written report alone can't fully convey. We recommend arriving for at least the last hour when Gregg walks through findings and explains what matters most.

You have several options: accept the home as-is if issues are minor, request the seller make specific repairs before closing, negotiate a price reduction or closing credit to cover future repair costs, or exercise your option period right to terminate the contract. Your agent will help you decide which approach fits your situation.

No — homes don't pass or fail an inspection. The inspector identifies conditions, documents them with photos and severity levels, and provides information so you can make an informed decision. Even homes with significant issues may still be worth buying at the right price.

A home inspection evaluates the physical condition of the property — structure, systems, safety. An appraisal determines the market value for the lender. They serve different purposes: the inspection protects you as the buyer, the appraisal protects the lender. Both are important but they examine different things.

Yes — new construction homes absolutely need inspection. Builders work on tight schedules with rotating subcontractors, and defects are common. A pre-closing inspection catches issues like improperly flashed valleys, missed drain connections, reverse-polarity outlets, and framing deficiencies that a final walk-through won't reveal.

Schedule as early in your option period as possible — ideally within the first 2–3 days after going under contract. This gives you maximum time for follow-up evaluations, specialist consultations, or repair negotiations before the option period expires.

As a buyer, make sure utilities are on at the property (gas, water, electricity). Clear your schedule to attend. Bring a notebook and comfortable shoes. Prepare questions about anything you noticed during showings. Don't stress — the inspector handles the technical work.

Legacy Inspections delivers same-day digital reports in nearly every case, typically within 6–12 hours of leaving the property. Reports include photos, severity flags, and plain-English explanations you can share directly with your agent, lender, and contractors.

Standard residential inspections in the Gatesville, Killeen, and Waco area typically run $375–$525 depending on home size, age, and complexity. This investment routinely saves buyers $5,000–$30,000 by identifying issues before closing. Veterans receive 10% off every inspection.

A home inspection averages $400 but routinely identifies issues worth $5,000–$30,000 in repairs. According to industry data, 86% of inspections find items needing repair. Nearly half of all buyers use the inspection report to negotiate a better price. The ROI on a home inspection is among the highest of any closing-related expense.

In Texas, the buyer typically pays for the home inspection. It's scheduled after your offer is accepted but before closing, during the option period. Some sellers pay for pre-listing inspections to identify issues before going to market.

The base inspection covers all standard TREC-required systems. Optional add-on services include termite/WDI inspection ($75–$100), sewer scope ($150–$250), pool inspection ($150–$200), and sprinkler system evaluation. We'll recommend add-ons only when the property warrants them.

Payment is due at the time of inspection. We accept cash, check, and major credit cards. For veterans receiving the 10% discount, no special forms or codes are needed — just mention your service when you book.

The option period is a negotiated timeframe (typically 7–10 days) after your offer is accepted during which you can terminate the contract for any reason. This is when inspections happen. The buyer pays a non-refundable option fee (usually $100–$500) for this right. It's your due diligence window — use it wisely.

Option periods in Texas typically range from 7–10 days, though they can be longer or shorter depending on negotiations. Schedule your inspection within the first 2–3 days to leave time for follow-up specialist evaluations, repair negotiations, or contract termination if needed.

Extensions are possible but require seller agreement and usually involve an additional option fee. This is why scheduling your primary inspection early is critical — if findings warrant specialist evaluation (structural engineer, roofer, electrician), you need time within the existing option period.

You have full flexibility during the option period. You can request repairs, negotiate a price reduction or credit, bring in specialists for further evaluation, or terminate the contract entirely and receive your earnest money back (you forfeit only the option fee). Your agent will advise on the best strategy based on market conditions.

Yes — during the option period, you can terminate the contract for any reason and receive your earnest money back. After the option period expires, backing out becomes more complicated and may result in losing your earnest money unless specific contingencies apply. This is why the timing of your inspection matters.