Older homes
In a 1970s or 1980s home, I check accessible wiring, panels, supply and drain piping, and evidence of remodeling. Updated outlets or fresh finishes do not tell the whole story about the systems serving them.
- 737-259-4413
- M-Sa 8am-6pm
Austin Real Estate Inspections
Clear findings. Same-day reports.
Personally performed by Eaton Bates, Texas Professional Inspector #26867 and a Cedar Park resident.
Full residential inspections starting at $350.
Current pricing Sample report (PDF)
The full inspection covers the major visible and accessible systems:
Thermal imaging helps locate temperature patterns worth investigating. Where accessible, a moisture meter helps check suspected moisture.
Irrigation testing includes operating the system when present and noting visible leaks, overspray and other observed concerns.
Your same-day Spectora report explains the observation, its significance and recommended next steps, with photos and any access limitations.
I explain the condition, age and concerns I found in the roof, foundation, plumbing, electrical, and heating and cooling systems. If you’d like, we can walk the property together and I’ll personally show you the other findings, too.
I also explain practical maintenance and useful details such as the electrical panels, water shutoff and any tools needed to operate it. Your report arrives by email the same day, and you can reach me with follow-up questions.
A finding from a Cedar Park home
During an attic inspection in Cedar Park, I found altered roof trusses. I documented the cuts and called for engineering documentation or a structural engineer’s evaluation if that documentation was unavailable.
An engineer later designed a repair, and I returned to review the completed work. Read the full truss example.
This sample pairs roof photographs with the observed condition and a recommendation for a roofing contractor’s evaluation. You can see the reporting format before booking.
Open the full home inspection report (PDF) · More sample reports
Whether you’re considering Buttercup Creek, Forest Oaks, Ranch at Cypress Creek or Cedar Park Town Center, the useful question is what has happened to this particular home since it was built. A replaced roof, remodeled bathroom or newer air conditioner can sit alongside original components.
I look at how those systems work together. For example, a newer cooling unit still depends on the existing ductwork, and a remodeled bathroom still needs sound plumbing connections behind the finished surfaces.
In a 1970s or 1980s home, I check accessible wiring, panels, supply and drain piping, and evidence of remodeling. Updated outlets or fresh finishes do not tell the whole story about the systems serving them.
For homes from the 1990s and early 2000s, I evaluate the current roof and flashing, HVAC and water heaters, attic ducts, siding, and any deck or balcony connections. Replacement work deserves the same attention as original construction.
In a newer Cedar Park home, the focus includes installation details: insulation coverage, duct connections, flashing and penetrations. If construction is underway, the inspection stage determines what is still visible.
Request available roof invoices, HVAC records, remodeling permits and previous repair documentation. Cedar Park provides instructions for searching permits in MGO Connect. Records help explain past work; I inspect its visible condition today.
I evaluate grading, downspout discharge and visible moisture or movement indicators at the home. For a creek-adjacent property or questions about flood exposure, also review Cedar Park’s floodplain and stormwater resources. That address-level research answers a different question from the condition observed during the inspection.
These are separate from the full inspection. Choose them for the property’s systems and your concerns; thermal imaging and irrigation testing are already included.
A camera travels through the accessible main sewer line to look for roots, damage, offsets and obstructions. Useful when the underground drain’s condition is unknown, even if fixtures drain during the home inspection. Includes narrated video and written findings.
I offer WDI inspections only as an add-on to a home inspection. I check for visible evidence of wood-destroying insects, damage and conducive conditions.
ZIPLEVEL readings add relative floor elevations to observations such as cracks, sticking doors or uneven floors. Measurements are not an engineering evaluation.
Pool/spa inspections cover accessible equipment, operation and visible safety concerns. If the property has a private septic system, arrange a septic inspection and discuss access or pumping needs with me.
Match the visit to the work that is accessible. Send your builder’s schedule, available foundation drawings and closing or warranty deadline so we can discuss the appropriate stage.
Choose a pre-pour or pre-drywall inspection while the underlying work is accessible. For a completed home, see the final inspection or 11-month warranty inspection.
Full residential inspections start at $350. Size, age, foundation type, travel and optional services affect the total. Use the pricing calculator for the property you’re considering.
The major visible and accessible home systems, thermal imaging, irrigation testing when present and the same-day report. Optional services are listed separately above; irrigation does not add a surcharge.
The same day as the inspection. Photos and recommendations help you review findings with your agent and decide which questions to take to the seller or a repair specialist.
An independent inspection can identify unfinished work and installation concerns. For a completed home, schedule around the builder’s access requirements and your closing deadline; earlier stages need their own visits.
Yes. We can walk the property together so I can show you what I found, explain the concerns and answer your questions. You can also reach me with follow-up questions after reading your report.
Austin-area resident since 2000 · Cedar Park Chamber of Commerce member
Text the address, approximate square footage and inspection deadline. Mention a pool, septic system or detached building so we can confirm the right scope.
Current pricing Sample report (PDF)
Serving Cedar Park, including Buttercup Creek, Forest Oaks, Ranch at Cypress Creek, Ranch at Brushy Creek, Twin Creeks, Silverado Ranch, Whitestone Oaks, Cedar Park Town Center, Anderson Mill West and Carriage Hills. Comparing a home farther north? See the Leander inspection guide.