Austin Real Estate Inspections
Clear answers before closing.
Personally performed by Eaton Bates, Texas Professional Inspector #26867. Serving Leander from nearby Cedar Park.
Full residential inspections starting at $350.
A home near Old Town, a newer subdivision home and a larger property toward the Hill Country can require different preparation. The home’s age, updates and systems help determine where to focus the inspection.
For a completed builder home or a recent resale, I evaluate the installed systems and visible workmanship. If it is still under construction, use the stage guide below so framing or foundation work is inspected before it is covered.
For an older home near Old Town or an established property in Crystal Falls, bring any available repair history. I check the present condition of roofing, equipment, wiring and plumbing, including how additions or replacements connect to the existing home.
Confirm whether the home uses public sewer or a private septic system. Identify guest houses, workshops and pools before booking so we can agree on what to inspect. Additional buildings are not automatically included.
Across these property types, I assess runoff paths, grading and visible retaining-wall concerns alongside foundation observations such as cracks, uneven floors and sticking doors. Slope or exposed limestone alone does not establish foundation performance; the findings at the house matter.
Use Leander’s city limits and ETJ maps to check the property’s location. The city distinguishes its permit requirements inside city limits from those in the extraterritorial jurisdiction (ETJ).
Leander’s Permits & Building Inspection page links to the Development Hub for permit status. Municipal inspections address code compliance; your home inspection provides a condition report for your purchase. One does not replace the other.
I’m Eaton Bates, owner of Austin Real Estate Inspections, based in nearby Cedar Park. I personally perform the inspection and prepare your report.
I evaluate the accessible roof, exterior, foundation and structure; electrical and plumbing systems; heating and cooling; attic insulation and ventilation; doors, windows and built-in appliances. Explore the full inspection scope.
Thermal imaging: temperature patterns help direct closer examination. Accessible suspected moisture is checked with a moisture meter.
Irrigation testing when present: system operation and visible concerns, including leaks and overspray.
Same-day Spectora report: photographs, explanations, recommendations and any inspection limitations.
I review the roof, foundation, plumbing, electrical, and heating and cooling systems with you, explaining their condition, age and observed defects. If you want a closer look, we can walk the property together and discuss every finding.
We also cover maintenance and controls such as the electrical panels and water shutoff, including its location and any tools needed. I email your report the same day and personally answer follow-up questions.
A finding from an existing Leander home
A screen over the roof-mounted dryer outlet prompted a closer look. Behind the damper, the roof decking had never been cut through. I checked from the attic and confirmed that the dryer’s exhaust path was blocked.
Removing the screen alone would not have solved it. The opening also needed correction so the dryer could exhaust outdoors. See the photos and full dryer-vent example.
See how an observed roof concern is documented with photos and a recommended next step. The full sample lets you judge the detail and clarity for yourself.
Open the full home inspection report (PDF) · More sample reports
The builder’s construction schedule matters more than a generic inspection date. Share the expected pour, wall-covering or closing date and confirm access with the builder. Each visit documents the work accessible at that stage.
Before concrete covers the foundation preparation. Share the engineered plans and expected pour date.
While framing and rough-in work are accessible, before wall coverings conceal them.
As the home nears completion, with time to raise findings before closing.
Before the builder’s warranty deadline, so you can submit documented concerns.
These services are optional and separate from the full inspection. Choose them for the systems present at the property and the questions you want answered.
Confirm sewer versus septic with the seller. If septic is present, send available system records and discuss access, inspection scope and any pumping arrangements with Eaton.
A camera examines the accessible main sewer line for damage, roots, offsets and obstructions. A newer home can still have installation concerns in buried piping. You receive narrated video and written findings.
Add checks of accessible equipment, operation and visible safety concerns when the property includes a pool or spa. Identify those features when requesting the inspection.
A separate inspection documents visible wood-destroying insect evidence, damage and conducive conditions. It can be arranged with the home inspection.
ZIPLEVEL readings document relative floor elevations and add context to the visual findings. They are not an engineering evaluation; an engineer may be appropriate when the combined evidence warrants it.
The cleanout provides access for the camera to examine the main sewer line. The narrated video and written findings help explain what was visible inside the pipe.
Full residential inspections start at $350. Current pricing accounts for size, age, foundation type, travel and optional services.
For a completed home, the full inspection covers the major visible and accessible systems, thermal imaging, irrigation testing when present and a photo-rich report. Construction-stage visits have their own scope, described on the linked service pages.
You receive the Spectora report the same day as the inspection. Share your closing or builder deadline when scheduling so you can plan time to review and discuss the findings.
An independent inspection gives you documented findings to discuss with the builder. Pre-pour and pre-drywall visits cover work that will later be concealed; final and warranty inspections address the completed home.
Sewer scope checks the buried drain, while WDI addresses wood-destroying insect evidence. A private septic system or pool calls for its own inspection. Elevation measurements may add context when visible movement or sloping floors are a concern.
For a resale, send the approximate size and inspection deadline. For a build, send the construction stage and builder’s schedule. Include any guest house, workshop, septic system or pool.
Current pricing Sample report (PDF)
Inspecting Leander and nearby Liberty Hill, Georgetown, Round Rock and North Austin. Also comparing homes in Cedar Park? Read the Cedar Park buyer guide.
