Welcome to the Bay Area Inspection Service Home Page

We have established this site to provide essential information to homeowners in the Houston - Galveston area. We welcome your feedback about this web site.

Bay Area Inspection Service provides real estate inspections and mold inspections in the greater Galveston Bay area. Please use the links at the left to navigate.

Our services comply with the regulations of the Texas Real Estate Commission. Information about the requirements of the Commission may be obtained at http://www.trec.state.tx.us/index.asp.

Our primary service areas in Southeast Texas include Seabrook, Kemah, Clear Lake City, Nassau Bay, Pasadena, La Porte, Houston, South Houston, League City, Webster, Friendswood, Pearland, Texas City, Dickinson, La Marque, Alvin, and Pearland. Please call about services available in other areas.

Inspections for residential property can generally be divided into two areas - structural and mechanical.  These inspections are available for resale homes, new construction, custom construction, and major remodeling projects. We also perform inspections on optional systems, such as swimming pools, irrigation systems, and other features we feel we are qualified to conduct. Additional information can be obtained by using the hyperlinks or the buttons at left. 

We are also capable of providing inspection services for Commercial and Multi-family applications.

Most of our inspections are for buyers and sellers of residential property, and include both the structural and mechanical aspects of the home. The intent of a Structural / Mechanical Inspection is to present a detailed report of the physical condition of the property. The inspection is not predominantly a code inspection, as it is unrealistic to attempt to inspect a home built 40 years ago with current standards. Some portions of the home are compared against current standards, predominantly issues that directly impact the resident's health and safety. The primary standard used is whether or not the item is performing as intended. More details are available below, at the links to the left. Please call Joe at 713-822-2543, or email joe@bayinspect.com to schedule an appointment.

Residential Structural Inspections

A residential structural inspection as defined by the Texas Real Estate Commission (TREC) consists of 10 major elements. The elements are: Foundations, Grading & Drainage; Roof Covering; Roof Structure & Attic; Walls (interior & exterior); Ceilings & Floors; Doors; Windows, Fireplace/Chimney; and Porches, Decks, & Carports.

Residential Mechanical Inspections

A residential mechanical inspection as defined by The Texas Real Estate Commission (TREC) consists of  5 major elements. The elements are: Electrical Service Entrance & Main Panel; Branch Circuits, including Outlets, Switches, Sub Panels, Accessible Wiring, and Lighting; Heating, Ventilation, and Air Conditioning including Evaporators, Condensers, Blowers, Furnaces, Ducts, and Vents; Plumbing including Supply Plumbing, Fixtures, Sinks, Showers, Bathtubs, Sinks, Drains, Waste Systems, Vents, Hydrotherapy equipment, and Water Heating Equipment; and Appliances including built-in Dishwashers, Food Waste Disposers, Range Hoods, Ranges, Ovens, Cooktops, Microwaves, Bathroom Exhaust Fans and Heaters, Garage Door Openers, Door Bells, and Dryer vents.

Optional Residential Systems

Optional systems as defined by The Texas Real Estate Commission (TREC) consists of  5 major elements. The elements are Lawn Sprinklers, Swimming Pools, Outbuildings, Outdoor cooking Equipment, Gas Lines, Water Wells, Septic Systems, Security Systems, and Fire Protection Equipment. Additional areas with the agreement of the inspector and customer may also be inspected. Possible additional areas are communications equipment and installations, docks, piers, bulkheads, commercial systems, and medical systems. Our inspectors can assist with inspections in many areas, either directly or by sub contracting outside expertise for special requirements.

New Construction

Our inspection services for new home buyers involve several possible avenues.

PHASED INSPECTIONS

The recommended inspection method for new construction homes in developed subdivisions, constructed by reputable builders is a phased inspections. The ideal phased inspection will consist of the following steps:

1. Initial inspection - inspection just before the foundation is poured.

2. Foundation inspection - inspection after foundation is poured, and before erection of walls is complete.

3. Basic structure inspection - inspection after erection of walls, floors, ceilings, and roof structure, prior to rough in of mechanical systems and installation of sheathing.

4. Rough in inspection - inspection after electrical , HVAC, communications, and plumbing is roughed in and the structure is "dried in" by installing the roofing, windows, doors, and exterior sheathing.

5. Final inspection - typically the last inspection just before the customer's final walk through with the building superintendent.

6. Post inspection - an optional phase usually conducted only if significant items were identified in the final inspection. Usually conducted just prior to the final closing and possession by the customer. 

The best alternative to the full phased inspection is a two stage inspection. The two phase inspection  consists of the rough in inspection and the final inspection. This path is particularly useful if the customer does not think they require an independent inspection when the project is first started.

At a minimum, we recommend the customer employ an independent inspector for the final inspection just prior to completion of the project. It is much easier to get the builder to repair those irritating small flaws before you close on a house, than it is to get them to do warranty repairs. An experienced inspector can assist you in identifying those flaws before you close on the house, rather than waiting until later and dealing with the mess during warranty repairs.

Custom variations, periodic interim inspections, periodic photographs, and other options are available on a case by case basis. Call for information and pricing.

Custom Home Construction Services

Efffective on 1 September, 2008, The Texas Residential Construction Commission Requires phased inspections for all new construction and remodeling projects with a cost of $20,000 or more. If the property is located inside a Municipality, or in the Extra Territorial Justiction of a Municipality that has a Building Inspection Department, the applicable juristiction will normally perform the inspection. If a local municipality does not perfrom inspections, an inspection by a qualified inspector is required. The inspection generally is performed in three phases; Foundation (pre-pour), pre-drywall, and final. Additional phases may be advisable on many projects.

We are frequently tasked to assist customers that have been stranded by a builder that leaves a house in various stages of construction and files for bankruptcy, disappears, or simply walks off of the job and refuses to complete the project to he buyer's satisfaction, or just disappears. In most cases, while we may able to assist in collecting evidence for a lawsuit, or help get the project back on track with another contractor, the customer almost always comes out on the short end of the stick. While most contractors are honest, some are not, and the honest ones may not be very good businessmen. If the contractor goes broke, there is not much you can do about it if you have paid them more than what the project is worth at any particular time. Your best protection is careful planning and monitoring of the project. We would much rather consult with you before you enter into a contract and assist you in obtaining the house you want for the price you agreed to pay, in the contracted amount of time. Call to discuss what we can do for you. In relative terms, the cost is very minor compared to the risks, and generally can be included in the contract and financed as part of the project, if required. Here are a few tips for those contemplating hiring a contractor to build a custom home.

• ALWAYS employ an Attorney to assist you with the contract. It's good to be able to sue a dishonest contractor if you can find him.

• NEVER use the contractor's bank for the interim financing. I see too many cases where the bridge loan financial institution gives the contractor more money than they should, and the buyer gets stuck with the bill in the long run.

•  ALWAYS hold out retainage against completion of the project, and NEVER give it to the contractor before it is due.

• Hire an independent inspector to monitor the project, sign off on progress payments to the contractor, and help keep you on top of the schedule. We see too many people that will sell their existing home based on a completely unrealistic completion date from the contractor, and incur a lot of inconvenience and expense while spending 6 months or more in temporary housing. One of the worst problems is the experience can prevent you from really enjoying your new home once you finally move in.

• Have someone available to assist with change orders. Many projects that turn into financial disasters where the final result is not worth the amount it cost to build have had a lot of changes made. Sometimes it can help to have someone that does not have a financial stake in the project tell you that moving that wall 6 inches to the right will cost you $10,000 in the long run. It may be acceptable to you, but we feel you should make the decision with all of the information. One case comes to mind where a customer moved a wall 12 inches at a direct cost of about $2,000, Then found out the custom counters and cabinets required over $6,500 to modify to the new specifications.

Major Remodeling Project Services

Remodeling your home can have the same pitfalls as new construction. If anything, the frustration and inconvenience can be more stressful if you are living in the construction area. Call us to discuss your plans, and we can develop a custom program that will fit your needs.

Commercial Structural and Mechanical Inspections

Commercial building inspections for buyers and tenants are generally custom tailored to the specific needs of the client. We have a number of specialists we can bring in on a project, if required, to provide you the services you need in a cost effective, easily managed package. Please call for details.

Multi Family Inspections

Buying or selling a residential property development? We can reduce your risk by providing a detailed condition report or detailed cost estimate for refurbishment of your multi-family property.