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A home inspection is a visual, non-invasive examination of the property, from foundation to roofline. A full Rodeo inspection is performed to the standards of practice for professional inspectors in Texas and covers the foundation and structure, roof covering and attic, electrical system, plumbing, heating and cooling (HVAC), built-in appliances, exterior walls and grading, interior rooms and finishes, insulation and ventilation, and fireplaces and fuel-burning appliances. It is not an appraisal, not a warranty, and not a pass-fail test; it is a snapshot of the house on the day we walk it, with clear priorities for what matters and what can wait.

What a Texas Home Inspection Actually Covers

When you book a San Antonio home inspection with Rodeo, you get that whole picture in one plain-English report. Ready to see it applied to your house? Book today.

A typical single-family home inspection runs about two to four hours on site, and longer for a bigger or older house with more systems to check. The time is the point: this is a few hours of walking the roof, the attic, the foundation, and every room and system, not a drive-by. Slower is better for you, because more ground gets covered and more evidence ends up in your report. If your schedule is tight around the option period, tell Chris when you book and he will work with your timeline.

Give the Texas option period plenty of breathing room: book your inspection today.

The cost of a home inspection comes down to the property itself: its size, age, number of stories, and the systems involved, plus any extra services you add on. Rodeo prices residential inspections up front based on the size of the home, with no stacked extras, so you know your number before you commit. The honest way to get a price for your exact house is simple: request a quote with your address and square footage, or book online and confirm the price with the inspector. A good inspection is one of the smallest line items in a home purchase, and it protects the biggest one.

More on home inspection cost in San Antonio

Sending over your address for a straight quote takes one minute, and there is no pressure to book.

As soon as your offer is accepted, book it for the first available day inside your option period. In Texas, the option period is the buyer's window to investigate the property, and the inspection is its centerpiece; the later you schedule, the less time you have left for follow-up questions and repair requests. If you are buying new construction, schedule a pre-drywall check and another inspection before closing. Sellers listing in the San Antonio, Boerne, or New Braunfels markets often order a pre-listing inspection weeks before the house goes live, so issues are handled on their own schedule.

Buying in San Antonio? When to schedule

Book early and walk into your option period prepared, instead of scrambling at the deadline.

Some San Antonio buyers choose a pre-offer inspection, especially when they plan to waive the option period or need to move fast on a competitive listing. It is the same full home inspection, done before you commit, so you know what the house needs before you decide how much to offer or whether to walk away. If the deal moves forward, you simply have your report early and skip the scramble once the contract is signed. It is not the right call in every situation, so if you are buying in Stone Oak, Boerne, New Braunfels, or anywhere else in the San Antonio area and a listing is heating up, ask the inspector about pre-offer timing when you book and he will tell you straight whether it makes sense.

Buying or selling in the San Antonio area, the right inspection at the right time starts with a booking. Book today.

In a typical Texas home sale, the buyer orders the inspection and pays for it, usually during the option period, and the report belongs to the buyer. That is why the inspection is scheduled after an offer is accepted, not before: the buyer is paying a modest fee to look under the hood before committing to the purchase. Sellers sometimes pay for their own pre-listing inspection to find issues before the house goes live, but that is a separate decision, and the buyer's inspection is still the one that matters most at the closing table. Either way, the money buys the same thing: a straight, honest picture of the house from a licensed Texas home inspector.

Whatever side of the San Antonio sale you are on, booking the inspection early keeps the option period stress-free. Book today.

No law in Texas requires a buyer to get a home inspection, and no state agency will make you do it. But in practice, almost every purchase contract in the San Antonio area includes an option period, a window of days when the buyer can investigate the property, back out, or renegotiate, and the home inspection is the main reason buyers use that window. Skipping it saves a little money up front and gives up the clearest picture you will ever get of the house before you own it. Lenders generally do not require one either, though some loan programs ask for specific reports like a termite or WDI letter. The honest advice from any Texas home inspector is the same: an inspection is not legally required, but it is the cheapest insurance you can buy against the surprises that show up after closing.

Required or not, the smart move is the same: book your San Antonio home inspection early in the option period and know what you are buying.

The San Antonio home inspection schedule has to fit the option period, and Chris knows that clock is short. He works around your closing timeline whenever the calendar allows, including weekend or evening appointments for buyers who cannot get away from work during the week. The straight answer for your specific week is one booking question away: tell him your timeline when you book, and he will confirm the appointment time that works for your schedule, whether you are buying in Alamo Heights, Schertz, or the Hill Country.

Tell Chris your closing timeline when you book, and he will confirm an appointment that fits your week. Book today.

Look for a Texas-licensed professional inspector who knows how San Antonio homes are actually built and how they age: slab foundations on clay soil, roofs that have seen hail, older electrical panels, and the quirks of Hill Country acreage. The home inspector San Antonio buyers trust most does the whole walk-through himself, lets you attend, and hands you a plain-English report with photos and clear priorities, not a wall of jargon. It also pays to pick someone who can work inside your option period. Chris is a Certified Professional Real Estate Inspector in Texas with two decades of construction experience, and he is the one who shows up, start to finish.

Bring your questions when you book and Chris will tell you straight whether a Rodeo inspection fits your house. Book today.

Yes, and here is the honest reason: a pre-listing report belongs to the seller, it was ordered on their schedule, and it is not the same as a report written for you. Your own inspection is yours alone, timed to the start of your option period so the evidence is fresh, and walked by an inspector who owes you the full picture, not a summary prepared before the house went to market. Most buyers in San Antonio, Boerne, and New Braunfels still order their own inspection even when the seller shares a report, and most agents will tell you the same. The seller's report is a useful head start, but it does not protect your offer the way your own inspection does.

A seller's report is a good starting point, but the inspection that protects your offer is yours. Book today.

Yes, and it is the best free education in the whole home-buying process. Inspection day is your day: you follow the inspector through the house, ask questions as he goes, and see the evidence with your own eyes instead of reading about it later. You do not need any construction background; the whole point is that he explains what he finds in plain English. A couple of hours on site now saves you from surprises later, and you will understand your report twice as well for having been there.

Should you attend? Yes. Here's what to watch

When you book at Rodeo, plan to be there: bring your list and your questions, and walk the house with the inspector.

Read it like a conversation, not a grade. The report documents what was checked, what was found, and what it means, with photos and a priority order: what matters now, what to watch, and what is cosmetic. Not every finding is a deal-breaker, and a Rodeo report never leaves you guessing about which is which, because the inspector stays available to walk you through it after inspection day. Bring the priorities to your agent and, during your option period, ask for the things that matter and let the small stuff wait.

How to read your report without panicking

Book with Rodeo and the plain-English written report is not the end of the conversation; the inspector is still a call away to explain it.

A little preparation goes a long way, and most of it comes down to access. Make sure the utilities are on, because the inspector needs to run the air conditioning, the water, and the appliances. Secure pets during the appointment, unlock gates, and clear a path to the attic access, the electrical panel, and the water heater. Trim anything blocking the roofline or the foundation so the outside of the house can be walked properly. You do not need a spotless home; the inspector sees real houses with real life in them every day. Whether it is an older brick home in Alamo Heights or a Hill Country place near Canyon Lake, ten minutes of prep makes inspection day run smoother for everyone.

Want to know how your home looks through an inspector's eyes? Book your San Antonio home inspection today.

You will not be left wondering during your option period. The written report is typically delivered the same day or within 24 hours of the inspection, while the inspector's notes are still fresh. It arrives digitally with photos and a clear priority order: what to address now, what to watch, and what is cosmetic, and it is written in plain English, not inspector shorthand. The report is ready to share with your agent and use in your repair requests, and if anything is still unclear, the inspector goes over it with you after inspection day. A report only helps if you can act on it, so it is written to be read, understood, and used.

Book your San Antonio home inspection with Rodeo and have your answers in hand while the Texas option period is still on your side.

Yes, and it is a step too many San Antonio buyers skip. A re-inspection, sometimes called a re-inspect or a verification visit, is a return trip to confirm the repairs agreed on during the option period were actually done, and done right, before you sign off. It is a shorter, focused appointment than the full inspection: the inspector re-checks the specific items from the original report, documents what was fixed and what still needs attention, and you get a plain-English update for your closing file. Buyers use it to close the loop on repair requests with confidence, whether the house is in Stone Oak, Boerne, or New Braunfels. Ask about re-inspection timing and pricing when you book, and it can be scheduled to line up with your closing date.

Book the inspection and ask about the re-inspection follow-up at the same time, so the verification visit is already on the calendar when the repairs are done.

The inspection is the buyer's appointment, and the standard advice is to give the buyer room to ask questions openly. Many sellers step out, or stay close by, while the inspector does the walk-through, so the buyer and their agent feel free to talk through findings as they come. The seller has every right to be there, and it can even help: a seller can answer questions about the property's history, recent repairs, or a neighborhood quirk and save everyone time. Either way, the inspector reports what he sees, factually and the same way, no matter who is in the room. If you are the seller and want to see your house the way a buyer's inspector will, a pre-listing inspection puts you in the driver's seat instead.

Whether you are buying or selling in San Antonio, Boerne, or New Braunfels, book your inspection and walk the house with the inspector.

Yes, and that is a hill worth standing on. A brand-new house can have brand-new problems: missing insulation, unsealed ducts, trim and cabinet details, and foundations settling on cut-and-fill San Antonio lots. New builds also carry a one-year builder warranty in Texas, and the right way to use it is a thorough inspection before closing and another around month 11, so you can hand the builder a punch list while they still have an obligation to make it right. New construction gets the same slow, thorough treatment as resale, with the findings put in plain English.

New construction still needs an inspection

Book the pre-closing inspection first, and add the month-11 warranty check while it is front of mind.

A pre-listing inspection is the same full home inspection, ordered by the seller before the house ever hits the market. It shows you your home the way a buyer's inspector will see it, so you can fix the issues worth fixing on your own schedule and price the house honestly, instead of negotiating from a surprised position later. Sellers across San Antonio, Boerne, and New Braunfels use it to take most of the drama out of the option period and close smoother. It is not a guarantee that the buyer will skip their own inspection, but it puts most of the surprises on your list, not the buyer's.

Why Texas sellers order a pre-listing inspection

Listing soon? Book the pre-listing inspection and get ahead of the option period.

The option period is the window in a Texas purchase contract, usually seven to ten days, when the buyer can investigate the property and can still walk away or renegotiate. The home inspection lives inside this window, and it is the main reason most buyers exercise it. Get the inspection scheduled the moment your offer is accepted, because every day you wait is a day the seller's clock keeps ticking. Know what the inspection finds, decide what to ask for, and make your calls while the option period still gives you the leverage.

The Texas option period, explained for buyers

If you are in the option period right now, this is exactly when to book.

A wind mitigation inspection documents how the roof and structure are built to resist wind: the roof geometry, how the decking is fastened, the roof-to-wall connections, and the secondary water barrier under the shingles. In Texas, the formal windstorm certification applies to homes in the designated coastal catastrophe areas; Bexar County is inland, so a San Antonio home does not need it for a standard policy. It can still make sense when an insurer asks about wind-resistant features, after a hail or wind claim, or on an older roof, because it documents the details a policy conversation needs.

Wind mitigation in Texas, and whether you need one

Tell the inspector what your insurance company is asking for when you book, and you will get a straight answer about whether you need it.

A 4-point inspection is a focused report on the four systems insurance companies care about most: the roof, the electrical system, the plumbing, and the HVAC. Insurers commonly ask for one on older homes before they will write a policy, and it answers specific underwriting questions about age, condition, and safety rather than giving the full-house picture. Those four systems are exactly the systems every Rodeo inspection checks anyway, so if your insurer needs the report in a specific format, say so when you book and the inspector will make sure you get what the policy requires.

Have a letter from your insurance company? Bring it to the booking and we will sort out exactly what the policy requires.

A WDI, or wood-destroying insect, inspection is the termite report many Texas lenders and closing agents ask for during a sale, and it is a distinctly different specialty from a general home inspection. Rodeo performs the WDI report as an add-on you select when you book, so the termite report and your full home inspection run on the same schedule. Mention it when you book and we will make sure both fit your option period.

When you book, tell us your lender mentioned WDI, and we will add it to your appointment.

No, and this is the question that saves buyers the most worry. The report is a snapshot of the house on inspection day, ranked by priority, not a list of demands. Some findings matter for safety or function and are worth asking the seller to address during the Texas option period; others are watch items or cosmetic details that most homes simply have. Your agent turns the findings into focused repair requests, and sellers expect negotiation like that, handled with straight talk, not a demand to fix every last item. Sellers who order a pre-listing inspection get the same clarity from the other side, deciding which issues to fix before the house goes live instead of haggling under a deadline. The inspection gives you information and leverage; what you do with it is your call.

A straight report makes the follow-up easy. Book with a home inspector in San Antonio you can trust, and bring the findings to the table.

A standard home inspection covers the house itself: the structure, the roof, the electrical system, plumbing, HVAC, and built-in appliances. Pools and spas are separate systems with their own pumps, filters, heaters, and safety concerns, so they are not part of the standard inspection in Texas. If the house you are buying in San Antonio, Boerne, or New Braunfels has a pool, ask about a separate pool inspection when you book, and the inspector will tell you straight what is included and whether the equipment gets checked. A pool can hide expensive problems, cracked plaster, a failing pump, or a slow leak, so it is usually worth the extra look before your option period runs out.

Buying a house with a pool in the San Antonio area? Mention it when you book and we will make sure you know exactly what is covered.

Yes, a private well and an on-site septic system can be part of a Rodeo inspection when the property has them, which matters on acreage around Boerne, Bulverde, Canyon Lake, and the rest of the Hill Country where many homes sit on their own water well and septic. The well check covers the visible condition of the equipment, the pressure, and the overall system, and the septic evaluation looks at the age, the tank and drain field where visible, and signs of trouble, so a Hill Country buyer is not surprised by a failing system after closing. Because this evaluation is separate from the standard home inspection, the best move is to mention it when you book so the right checks are set up for your property.

If you are buying acreage with a well or septic, tell Chris when you book so the right evaluation is set up. Book today.

Take a breath, because the first thing is to understand what the finding actually means before you decide anything. The inspector explains each issue, what caused it, and what fixing it would take. For big-ticket items like foundation movement on San Antonio's clay soil or an older roof after hail season, the next step is a licensed specialist: a foundation company or a roofer can quote the real cost, and you can get that done inside your option period. With a real number in hand you have real options: ask the seller to repair it, ask for a credit, or walk away if the numbers do not work. Walking away is a legitimate choice during the option period, but many deals move forward once the buyer understands the cost and the seller agrees to meet it. The report is the facts; what you do with them is your call.

Get the facts straight first: book your home inspection in San Antonio and let the findings guide the decision.

A standard home inspection is visual and non-invasive, so it does not include laboratory testing for mold, radon, lead, or asbestos. What it does do is point out the conditions that matter: moisture, leaks, and the spots where mold can take hold, so you know what deserves a follow-up. When a house shows a water history, or a buyer simply wants extra certainty, the honest next step is a separate test ordered through a specialist, because that is the only way to get lab results for those. A home inspector in San Antonio can tell you straight whether environmental testing is worth adding for your specific house, and when it is, where to get it.

If mold or radon is on your mind, tell Chris when you book and he will give you a straight answer about whether the extra test is worth it for your house.

Rodeo Home Inspections is based in San Antonio and serves the city plus the surrounding Hill Country and metro area: Alamo Heights, Stone Oak, Boerne, Bulverde, Canyon Lake, New Braunfels, Schertz, Cibolo, Fair Oaks Ranch, Helotes, and more. Whether it is an older brick home inside Loop 410, a ranch near Canyon Lake, or a new master-planned build in Schertz or Cibolo, the same careful inspection shows up. Looking for a home inspector in Boerne TX, New Braunfels, or anywhere in the San Antonio area? If your address is in range, or close to it, ask when you book and the inspector will tell you straight how the travel looks.

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Buying anywhere in the San Antonio area? Book your inspection today and find out exactly what you are getting into.