• Gabe Semenza •
• Originally published February 24, 2010 at midnight, updated February 27, 2010 at 8:30 p.m.

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• LOCAL INSPECTORSLooking for a local home inspector? Following are the five actively licensed local inspectors, according to the Texas Real Estate Commission. For more information, contact the commission at 512-370-1977 or visit www.trec.state.tx.us.

  Barry Chaloupka: 361-220-1027.

  Joseph Hanselka: ...

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LOCAL INSPECTORSLooking for a local home inspector? Following are the five actively licensed local inspectors, according to the Texas Real Estate Commission. For more information, contact the commission at 512-370-1977 or visit www.trec.state.tx.us.

Barry Chaloupka: 361-220-1027.

Joseph Hanselka: 361-570-0929.

David Johns: 361-649-7234.

Kathy Lynn Kahn: 361-648-8667.

Walton Prosen: 361-572-8700.

Joe Hanselka set a tool box on a kitchen countertop, opened it and grabbed a device to test whether outlets in the room are wired correctly.

During the years, this home inspector whittled his collection of on-site tools to the necessities, and they fit snugly into a collection he jokingly calls Tinker Toys.

His light-hearted nickname is fitting because that's what inspectors do. They tinker with a home. They comb the roof, the foundation and everything in between to spot flaws for the client who hired them, which is often a potential home buyer.

So, what should you consider when choosing which home inspector to hire? Local real estate experts and others weigh in on that question.

DO YOUR HOMEWORK

Buying a house is the most expensive purchase most will make, and thus you want to know before you sign a deal whether a home contains costly and inconvenient flaws.

Why hire an inspector? The Texas Real Estate Commission, which licenses and regulates home inspectors, notes inspectors:

Evaluate a home's physical condition, including structure, construction, and mechanical systems.

Identify items that need to be repaired or replaced.

Estimate the remaining useful life of the major systems, equipment, structure, and finishes.

Home inspections typically occur during the option period, a specific time that grants inspections and the chance to opt out of a deal based on findings.

Lee Swearingen, president of Coldwell Banker the Ron Brown Company, said you should first ensure you hire a certified inspector.

"No. 1, you want to make sure he or she is licensed by the state," Swearingen said. "In choosing the inspector, I would want one who is thorough. He or she should spend quite a bit of time at the property, be willing to have the buyer there when doing the inspection in order to point out things of interest. You want someone who can explain, when they reference something in the report, how that can affect living in the home."

Once you've verified an inspector is licensed, ensure he or she allows you - and anyone you'd like to join you - to be present for the inspection.

Then, ask for a sample inspection report and a list of references, Swearingen said. You should review the report for thoroughness and visit with others who already hired the inspector. You want to ensure they inspect for moisture in the walls, for example, to avoid buying a home filled with mold.

If you're really committed, you can also ask to attend an inspection performed on a different home.

Second, consider price. While some inspectors offer termite inspections and some don't, the average cost for a home inspection shouldn't vary too much. Considerations such as home size and location, however, affect the cost.

If you give two inspectors the same grade, next ask probing questions, said Ernest Guajardo Jr., a local real estate agent.

"Ask them what they provide for the services," Guajardo said. "How long have they been inspecting homes? What's their professional background?"

PAY ATTENTION

Hanselka grabbed his flashlight and a long, wooden chopstick. He poked into a kitchen sink drain to ensure the disposal was free of blockage.

"A penny will get lodged in there and it's a booger to get out," he said.

Hanselka dives into his spiel, an informative approach refined during the years to explain each cranny of the home and tips to make them work properly.

"I have a regular dog and pony show," he said. "You should know, though, you're not going to ask me a silly question. I'm going to act like you don't know anything about anything, and we're going to start in the kitchen. I've got the patience of an oyster if you want to listen to me. Follow me like a shadow."

Once you've chosen your inspector, form a list of questions to bring to the inspection. Carry a notepad and a camera and make sure you understand any problems that surface.

Everyone agrees you should should avoid buying a home without first having it inspected. Inspectors are, however, human, and could miss a hidden home flaw. Ultimately, it's your responsibility to become an informed buyer. Know what you're getting into before you buy it.

If an inspector finds a leaky faucet, you might decide you can live with the flaw, fix it yourself after the purchase or use it to negotiate the price down a tad.

"One-hundred percent of the time a home inspection is a wise choice," Guajardo, the real estate agent, said. "The inspection gives you better peace of mind. It gives you a pretty good overview of what it is you're purchasing exactly. Or, it might uncover something that shows you maybe this isn't the right house for me."

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