Livewire Home Inspection, LLC
Affordable Pricing • Same Day Reporting • Professional Service
Our Commitment to You
Buying a new home may be the biggest investment you’ll ever make. While the home you’ve found may seem flawless, it’s important to take a closer look for easy to fix items, as well as potentially serious defects. Your Livewire inspection will give you the power to make informed decisions, and your agent the tools for meaningful negotiations.
Livewire will carefully evaluate every aspect of the property, from foundation to roof and all areas between. We operate in accordance with the Texas Real Estate Commission (TREC) Standards of Practice and deliver same-day reports. After receiving your report, we will be here to answer questions and/or assist you in conversations with contractors.
Best of all, you will pay affordable, industry leading prices without sacrificing quality, integrity, or professionalism.
What Does the Home Inspection Process Look Like?
Schedule Your Inspection
You can conveniently and easily schedule your inspection here. Simply enter the property’s address and select the day/time for the inspection to be completed. You will receive confirmation, along with your invoice and the Inspection Agreement. The Inspector will also call to introduce himself and confirm the appointment.
Inspection
Day
Your inspection will be performed at the scheduled time and will usually take 2 – 4 hours. Once complete, the Inspector will walk you around the property to discuss findings and answer questions. If you were unable to attend, the Inspector will call you to provide a verbal summary.
Reviewing Your Report
You will receive the competed report later the same day. Should you have questions or need clarification on any aspect of the report, please give us a call. We are committed to your satisfaction and want to be sure you understand everything uncovered during the inspection.
Why Choose Livewire?
Industry Leading Pricing
Livewire offers the best value for your money. You simply will not find a home inspection company with the quality of service we provide at the prices we charge.
Menu Style
Services
Only pay for the services you want. Select from our Menu of Services to build a report that is custom tailored to the needs of your property.
Same Day
Reports
Livewire understands you are anxious to receive the report, and for many clients, time can be of the essence. That’s why we will deliver your report on the same day as the inspection.
Thermal
Imaging
Thermal imaging scans are included standard on every inspection to identify problems hidden behind walls, such as leaks, moisture, missing insulation, insect infestations, and more.
Professional
Service
The customer service Livewire provides is responsive and unmatched. We take pride in providing a professional experience that our clients depend on and their agents trust.
Experience
Matters
When choosing an Inspector for something as important as your home, experience matters! With Livewire, we’ve seen it all, so you can rest easy knowing your Inspector has the experience, training and tools to do the job right.
Menu of Services
Buyer’s Inspection
$299 – Homes up to 2000 sq ft
$349 – Homes between 2000 – 3000 sq ft
$399 – Homes over 3000 sq ft
Buying a home is one of the biggest investments you will ever make. Before you buy, you should have a home inspection to avoid potentially costly repairs that would otherwise go undetected until they become even more costly. This is our typical home inspection that catches common defects so you understand the investment you’re making.
New Construction – Phased Inspection
Starting at $249
1. Pre-Pour Inspection – A visual inspection of the of the home before the concrete foundation is poured. We inspect the form boards, post tension cables, rebar, plumbing, and more.
2. Pre-Drywall Inspection – Once drywall is hung, it will obscure some aspects of the interior and make identifying deficiencies difficult and expensive. We can avoid this by inspecting a home before the installation of drywall to catch problems before they are covered.
11th Month (Warranty) Inspection
Starting at $249
An 11th Month (Warranty) Inspection is a reduced scope inspection designed to identify defects to your home’s large and expensive systems before your builder’s warranty expires. This reduced price inspection thoroughly evaluates the following areas of your home: Roof, Foundation, Plumbing, Electrical, and the HVAC system.
Pool/Spas Inspections
Starting at $89
We’ll inspect your pool and/or spa thoroughly–from lights, filters and pumps to plumbing and heaters–to identify any issues and provide appropriate recommendations. Pool and spa inspections include a general walkthrough of the pool, the filtration and pumping systems, as well as checking security gates, and assessing the pool decking and coping. We will visually assess all aspects of the pool and perform normal pool operations including exercising of valves.
Water Well Inspections
Starting at $79
We will complete a detailed condition assessment of the water well, inspecting all visible elements. This generally includes inspection of the well seal, pump controls, booster pump, water tanks, pressure switch, vessel, check valve assembly, electrical connections, and other elements present for overall condition and any possible leaks.
Septic System Inspections
Starting at $79
We will complete a detailed condition assessment of the septic system, inspecting all visible elements. This generally includes inspection of the cleanouts, septic tanks, pump controls, spray or drip field, and any other elements present. Additionally, we will open the lid on the septic system to determine if the septic tank needs pumping. We will attempt to locate the leech field (not always possible), and check the alarm system and sprinkler heads on aerobic septic systems where possible.
Lawn Irrigation Inspections
Starting at $49
Lawn irrigation inspections consist of operating the the irrigation system to insure it works as intended. The inspector will check the electrical components of the operating system, including the control panel. Additionally, the inspector will check the valving and any visible irrigation fixtures. This includes ensuring each watering zone is working, with all sprinkler heads facing the right direction and operating with no visible leaks or damage.
Water Softener Testing
Starting at $49
Water softener testing inspections can help ensure that your water quality is optimal, your system is functioning efficiently, and your investment in a water softener is protected for the long term.
Lead Paint Testing
Starting at $79
Lead paint is no longer widely used in America, but older homes may still have used it, which can break down and cause lead poisoning and toxicity in both adults and children. If you are interested in purchasing a home that was built before the 1970's and you have reason to believe lead paint may be present, lead paint testing is an essential home inspection step.
Extra Building Inspections
Starting at $79
We assess the condition and safety of a structure that is separate from the main residential or commercial building on a property. These structures can include sheds, garages, guest houses, and other smaller buildings.
House Elevation Plots
Starting at $79
A House Elevation Plot measures how level a home is and if there are foundation issues that you should know about before investing in a property. A device called a Zip Level is used to determine elevation differentials across all areas of the home. Measurements are taken from a central location and compared to various other locations on the ground floor of he home to evaluate the soundness of the foundation. House Elevation Plots can be completed on both elevated pier & beam homes, as well as slab-on-grade foundations and are strongly recommended if there are any questions regarding the condition of a foundation.
Blue Tape Inspections for New Builds
Starting at $79
Blue tape inspections are typically done before the final walk-through with your builder, and focus on cosmetic defects of the interior, such as sheetrock imperfections, carpet stains, scuffed walls, misaligned trim, areas that need cleaning, broken windows, etc. Typically done during an Inspection, pieces of blue tape are used to mark these cosmetic defects to make it easy for the Builder to see the areas that need to be fixed or touched up. This is a common step in the process of building a new home and you are encouraged to add blue tape to any cosmetic defects you see as well.
The Best Modern Report in the Industry
While Livewire Home Inspection, LLC encourages clients and/or their agents to attend all or part of the inspection, we understand that its not always possible.
That is why we use Spectora, the most cutting edge Home Inspection software available. So even if you are not able to attend the inspection, you and your agent will still receive a clear and comprehensive understanding of the property’s condition.
We will deliver your report on the same day as the Inspection, which will include a full overview of our findings and recommendations. All of the information you and your agent need to make an informed buying decision and engage in productive negotiations will be at your fingertips. This includes access to pictures, videos and detailed descriptions of the property’s condition, all displayed and presented in a clean, easy-to-read format.
Frequently Asked Questions
What is a home inspection?
A home inspection is an objective visual examination of the physical structure and systems of a house, from the roof to the foundation. Home inspections are designed to protect the buyer, by revealing problems they might not have noticed otherwise.
How much does a home inspection cost?
Livewire is proud to provide top quality inspections at industry leading prices. Our pricing is as follows:
$299 – For homes up to 2000 sq ft
$349 – For homes between 2000 – 3000 sq ft
$399 – For homes over 3000 sq ft
If you do not need a full inspection, we offer many specialty inspections that you will find in the Menu of Services. These specialty inspections are usually added to standard inspections. However, they can also be completed as standalone inspections. The fee for a standalone specialty inspection is $125 plus the price of the service, as displayed in the Menu of Services.
How long does a home inspection take?
Home inspections generally take 2 to 4 hours to complete. The duration of a home inspection depends on many factors such as the size of the home, the condition of the home, and the ability to access certain areas of the home (roof, crawl space, attic, etc.).
Do I have to attend the Inspection?
While you are not required to attend the inspection, it is recommended that you do. It’s not usually necessary to be on-site for the entire time it takes to complete the inspection, but we think it’s a good idea to be there near the end so the Inspector can walk you through the report and discuss the findings. Some customers like for us to call them when we are nearing completion, so they can come out and discuss the report.
If you are unable to attend, it’s okay. When the inspection is complete, your Inspector will call you to give you a verbal summary of the report and answer any questions you have.
After receiving the report, Livewire will always be willing to answer additional questions if they should arise.
What if the inspection report reveals problems?
It is important to note that no house is perfect. At the end of the home inspection process, we will provide a detailed report that describes the physical condition of the property, with images and videos highlighting what may need repair or replacement. The information provided is to allow a potential buyer to make an informed decision about moving forward with the transaction. It is not pass or fail.
Additionally, you should review the report with your agent. Often, agents are able to use the information in our reports as leverage in their negotiations with the seller.
What Else Can We Answer?
At Livewire Home Inspection, LLC, our job isn’t complete until you feel comfortable and all of your questions and concerns are answered.
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