Wittner Inspection Services
A Home Inspector That Puts YOU First
This isn't just a house. It's your future. Don't trust it to someone who'll hand you a report and walk away. You need an inspector who puts YOU first — your questions, your concerns, your confidence. That's exactly what I show up to do, every single time.
Our Services
Why Choose Me
Choosing the right inspector means choosing peace of mind. I focus on delivering thorough, unrushed inspections with clear communication and professional expertise—so you can move forward with confidence.
No Rush. Client First. I take the time to perform a detailed inspection and clearly explain my findings, ensuring all your questions are answered before you make decisions.
One Home Per Day. Your property gets my full attention—no rushing off to the next appointment.
Thorough by Design. I average three hours on site and schedule up to five, because every home is different and unexpected issues can arise.
Clear, Timely Reports. You’ll receive your inspection report within 24 hours, with time available to review results and discuss any concerns.
Advanced Tools & Credentials. I use professional-grade equipment for accurate findings and am fully licensed and certified (TREC# 26346 / TPCL# 0943900 / MAT# 1534 / FAA# 5006059 / InterNACHI# NACHI24040238 / CCPIA# CCPIA-003302).
My Why is About You
Any licensed inspector can write you a report for the home the YOU are about to purchase. But will they present you a detailed report, answer YOUR questions, or devote their time to put their clients first? The client is my #1 priority to ensure they have all the information that they need to move forward in their homebuying process. I understand the many aspects of the home and am here to help you understand the risks clearly. Buying a home is one of the biggest purchases that you'll ever make - so don't just settle for any inspector. Take your time, do your research, and you'll see the difference that experience, attention to detail, and a client-first approach truly make.
Services
Residential Home Inspections
Commercial Property Inspections
New Construction Inspections
Pre-Listing Inspections
Warranty Inspections
Additional Services
Mold Inspection
WDI (termite) Inspection
Engineering Services
Engineer's Foundation Evaluation
HUD/FHA Mobile Home Structural Engineering Inspections
Engineer's Inspection Review
Engineer's Cost Segregation Analysis
Damaged Truss or Timber Evaluation
Defect Cost Report
Mobile Home Inspection
Infrared Thermography Inspections
Landscape Irrigation (Sprinkler) Systems
Pool/Spa Inspection
Private Water Well Inspection
Private Septic Disposal System Inspection
Sample Inspection Reports
All residential inspections are performed in accordance with the Texas Real Estate Commission (TREC) Standards of Practice and documented using the TREC 7-6 Residential Inspection Report Form.
The report includes an evaluation of the following systems:
Structural Systems
Electrical Systems
Heating, Ventilation, and Air Conditioning (HVAC) Systems
Plumbing Systems
Appliances
Other Systems and Components as required by TREC
Timely Report Delivery
Inspection reports are typically delivered within 24 hours of the inspection.
Clear, Professional Reports
You will receive a professionally formatted PDF report designed to be easy to read, understand, and review.
Straightforward Findings
Clear reporting. Honest observations. No unnecessary confusion—just the information you need to make informed decisions with confidence.
Warranties & Additional Protection
Transparency & Client Protection
I believe in transparency and want you to feel informed and protected throughout your home-buying process. While I strive to provide the most thorough inspection possible, it’s important to understand the nature of a home inspection and why additional protection options may be beneficial.
Understanding the Inspection Process
Home inspections are visual, non-invasive evaluations of a property’s condition at the time of the inspection. Some defects may be hidden, concealed, or not accessible, and even the most experienced inspectors cannot identify every possible issue. Inspectors are human, and while care and diligence are always exercised, no inspection can guarantee perfection.
A home inspection is not an insurance policy or a warranty. Inspection fees cover a professional evaluation—not future repairs or replacement costs.
Optional Protection Plans
For clients who want added peace of mind, I recommend the following optional protection options:
InterNACHI® Inspection Warranty — $50
This short-term protection plan generally covers 90 days from closing or 120 days from the inspection, whichever comes first. Eligible coverage may include appliances, electrical, plumbing, HVAC, and certain structural components. The Master Plan includes no appliance age limits and no deductibles.
Achosa® Home Warranty (Purchased Separately)
For longer-term coverage, Achosa offers annual home warranty plans available for 12, 18, 24, or 36 months. Achosa allows you to choose your own licensed contractors, rather than requiring the use of pre-assigned service providers.
My Commitment to You
To further demonstrate my commitment to your protection, if you purchase the InterNACHI Inspection Warranty through me, I will personally match any approved claim payout, up to the actual cost of the repair or replacement.
This added commitment is my way of helping ensure that an unexpected issue or hidden defect doesn’t become a financial burden.
The InterNACHI Warranty must be purchased at the time of the inspection.
Pricing & Fees
I believe in clear, upfront pricing so you know exactly what to expect. Inspection fees vary based on property type and size, allowing me to provide the same level of thoroughness and attention to detail on every inspection.
Single-Family Homes & Townhomes
Base inspection fee: $400 for homes up to 2,000 square feet
Photo Upload Discount: –$50
Clients who upload property photos prior to the inspection receive this discount. This helps streamline the inspection process and allows me to better prepare in advance.
(This discount is strongly encouraged.)
Additional square footage: Add $50 for every additional 500 square feet over 2,000 SF
Square footage is based on the largest reported size, using either the MLS listing or county tax records.
Be sure to take advantage of the photo upload discount when scheduling.
Commercial Properties
Commercial inspections are priced on a case-by-case basis due to the wide variation in building size, use, and systems. Please contact me for a custom quote.
Photo Upload Discount:
I offer the Photo Upload Discount to every client because I want you to judge my service only after everything is complete—after the inspection is finished, your report is delivered, and all of your questions have been answered.
This discount reflects my confidence in the way I run my business and the quality of service my inspectors and I provide. If we’ve done our job well, I hope you’ll feel comfortable leaving an honest review based on your full experience—not just the inspection itself, but how you were treated throughout the entire process.
I believe most people value honesty and good service. While no inspector is perfect and mistakes can happen, what matters most to me is how those situations are handled. I don’t judge people by mistakes—I judge them by how they respond to them.
My goal is simple: to do the right thing, at the right time, for the right reason, and in the right way. By focusing on clear communication, thorough inspections, and putting you first, I’ve found that clients are far more likely to feel satisfied and confident in their decision.
Offering this discount is a reflection of the trust I have in my inspectors, my process, and my reports. I take my reputation seriously and will not allow anyone to work under my name who doesn’t meet the high standards I set for serving my clients.
Add-On Services
In addition to a full home inspection, I offer the following optional services to help you gain a more complete understanding of the property. Pricing is straightforward and listed below for your convenience.
WDI (Termite Inspection) - $125
Mold Inspection: Starting at $375
Includes 1 outdoor sample and 2 indoor samples
Engineering Services
Engineer's Foundation Evaluation - $600
HUD/FHA Mobile Home Structural Engineering Inspections - $550
Engineer's Inspection Review - $200
Engineer's Cost Segregation Analysis - $900
Damaged Truss or Timber Evaluation - $450
Defect Cost Report - $85
Pool/Spa Inspection - $85
Irrigation (sprinkler System) - $75
Outbuildings - $75
Private Water Wells - $100
Septic System -: $85
FAQs
1. What exactly is included in a home inspection?
A home inspection is a non-invasive, visual examination of the home’s accessible areas. We follow a strict checklist that covers hundreds of items, categorized into these major systems:
-Structural: Foundation, floors, walls, and ceilings.
-Exterior: Siding, windows, doors, porches, and grading.
-Roofing: Shingles, flashing, gutters, and chimneys.
-Plumbing: Interior water supply, distribution systems, and fuel-burning equipment.
-Electrical: Service panels, breakers, and a representative number of outlets.
-HVAC: Heating and cooling systems (weather permitting).
2. How long does the inspection take?
For an average-sized single-family home (1,500–2,500 sq. ft.), a thorough inspection takes between 2.5 and 4 hours. Larger homes, older "fixer-uppers," or homes with multiple outbuildings will naturally take longer. We don't rush—we stay until every corner of the crawlspace and attic has been evaluated.
3. Should I attend the inspection?
Yes, absolutely. While you don’t have to be there for the full four hours, we highly recommend arriving toward the end. This allows us to walk you through the property, show you exactly where the main shut-off valves are, and explain the difference between a "minor maintenance item" and a "major safety concern" in person.
4. What happens if the report reveals problems?
Every house has issues—even new construction. The report isn't a "pass/fail" grade; it's a tool for informed decision-making. * Minor items: Can be used as a "to-do" list for after you move in.
-Major items: Can be used to negotiate a lower sale price or a repair credit from the seller before you close.
5. Does the inspector check for things like mold, or termites?
In a standard visual inspection, we look for evidence of these issues (like "suspect growth" or "mud tubes"). However, definitive testing for mold or wood-destroying insects is typically an ancillary service.
Pro Tip: If you see or smell something concerning, it’s always cheaper to bundle these specialized tests during the initial home inspection than to call us back out later.
6. When will I get my report?
In today’s fast-paced real estate market, you can't afford to wait. At Wittner Inspection Services, we provide a high-definition, digital report with photos and videos within 24 hours of the inspection (usually the same evening). The report is easy to read on a phone or tablet.
7. What's the difference between a home inspection and an appraisal?
This is a very common point of confusion:
-An Appraisal: Is for the Bank. It determines the value of the home to ensure the loan is secure.
-An Inspection: Is for You. It determines the condition of the home to ensure your family is safe and your investment is sound.
-An appraiser might notice a hole in the roof; an inspector will tell you why it’s there, how it’s affecting the attic, and what it will take to fix it.
