TREC License# 26346

Trusted Inspections for Every Home

Whether you’re buying your first home, preparing to sell, or just want peace of mind, I provide thorough residential inspections designed to give you the information you need to protect your investment. I serve clients across Austin County, Washington County, Brazos County, Harris County, Waller County, Colorado County, Fayette County, and many more!!! My goal is simple: to help you make confident decisions about your home.

What is a Real Estate Inspection?

A real estate inspection is a limited visual survey and basic performance evaluation of the systems and components of a building using normal controls that provides information regarding the general condition of a residence at the time of inspection; is not intended to be a comprehensive investigation or exploratory probe to determine the cause or effect of deficiencies noted by the inspector; and requires the use of reasonable and appropriate tools to satisfy the requirements of the standards of practice. However an inspection does not require the use of: specialized equipment, including but not limited to: thermal imaging equipment; moisture meters; gas or carbon monoxide detection equipment; environmental testing equipment and devices; elevation determination devices; ladders capable of reaching surfaces over one story above ground surfaces; cameras or other tools used to inspect the interior of a drain or sewer line; or drones; or specialized procedures, including but not limited to: environmental testing; elevation measurement; calculations; or any method employing destructive testing that damages otherwise sound materials or finishes.

What Is Inspected

I follow the TREC Standards of Practice for all inspections, covering the key systems in your home:

Structural Systems: Foundation; Grading & Drainage; Roof Covering Materials; Roof Structures & Attics; Walls (Interior & Exterior); Ceilings & Floors; Doors (Interior & Exterior); Windows; Stairways (Interior & Exterior); Fireplaces & Chimneys; Porches, Balconies, Decks, & Carports.
Electrical Systems: Service Entrance & Panels; Branch circuits, connected devices, and fixtures.
HVAC Systems: Heating Equipment; Cooling Equipment; Duct Systems, Chases, & Vents.
Plumbing Systems: Plumbing Systems; Water Heaters; Hydro-massage Therapy Equipment; Gas Distribution Systems.
Appliances: Dishwashers; Food Waste Disposers; Range hoods & exhaust systems; Electric or gas ranges, cooktops, & ovens; Microwave ovens; Mechanical exhaust systems and bathroom heaters; Garage door operators; & Dryer exhaust systems.
Optional Systems (available at additional cost):
- Landscape Irrigation (Sprinkler) Systems
- Swimming pools, spas, hot tubs, & equipment
- Outbuildings
- Private Water Wells
- Private Sewage Disposal Systems

Structural Systems: Foundation; Grading & Drainage; Roof Covering Materials; Roof Structures & Attics; Walls (Interior & Exterior); Ceilings & Floors; Doors (Interior & Exterior); Windows; Stairways (Interior & Exterior); Fireplaces & Chimneys; Porches, Balconies, Decks, & Carports.
Electrical Systems: Service Entrance & Panels; Branch circuits, connected devices, and fixtures.
HVAC Systems: Heating Equipment; Cooling Equipment; Duct Systems, Chases, & Vents.
Plumbing Systems: Plumbing Systems; Water Heaters; Hydro-massage Therapy Equipment; Gas Distribution Systems.
Appliances: Dishwashers; Food Waste Disposers; Range hoods & exhaust systems; Electric or gas ranges, cooktops, & ovens; Microwave ovens; Mechanical exhaust systems and bathroom heaters; Garage door operators; & Dryer exhaust systems.
Optional Systems (available at additional cost):
- Landscape Irrigation (Sprinkler) Systems
- Swimming pools, spas, hot tubs, & equipment
- Outbuildings
- Private Water Wells
- Private Sewage Disposal Systems

Why Choose Me

I identify hidden safety issues before they become costly problems.
I help you avoid surprises after closing.
I give you leverage in negotiations when buying or selling.
I provide a clear understanding of your home’s true condition.

I’m committed to delivering reliable, comprehensive inspections that help you make confident decisions and protect your property. Contact me today to learn how I can assist you!

Optional Systems

Landscape Irrigation (Sprinkler) Systems - $75

I check your sprinklers for leaks, coverage, and proper operation to keep your lawn healthy and conserve water.

Outbuildings - $75

Garages, sheds, barns, or workshops—I inspect structural integrity, safety features, electrical, plumbing, and signs of damage or pests.

Pool & Spa - $85

I evaluate your pool or spa’s structure, equipment, plumbing, electrical systems, and safety features to ensure everything is safe and functional.

Private Water Well - $85

I inspect pumps, pressure tanks, piping, and water quality, testing for contaminants and flow issues to ensure your water is safe and reliable.

Private Septic System - $85

I assess tanks, leach fields, pipes, and overall functionality, checking for leaks, blockages, and environmental impact to ensure your system runs efficiently.

Optional Systems

Drone Inspections

What is behind your walls? Find missing insulation and air leakage for a more energy efficient home. Identify moisture problems behind wall, ceilings, and flooring to prevent major damages.

Infrared Thermography

Steep roofs and multi-story homes can be inspected with a drone. No matter the condition, if I cannot safely walk-on a roof then I use a drone to complete the inspection.

FAQs

1. What exactly is included in a residential inspection?

Think of it as a head-to-toe "physical" for the house. We follow a strict checklist that covers all visible and accessible systems:

-The Big Five: Roof, Foundation, Electrical, Plumbing, and HVAC.

-The Exterior: Siding, windows, doors, and how the yard drains (grading).

-The Interior: Walls, floors, ceilings, and the operation of built-in appliances.

-Attics & Crawlspaces: Checking for proper insulation, ventilation, and signs of "uninvited guests" or moisture.

2. How long will the inspection take?

For a typical 2,000 sq. ft. home, expect the inspection to take 2.5 to 4 hours. We don’t rush; we stay until every accessible outlet is tested and every corner of the attic is seen. If the home is older or has complex systems, it may take a bit longer.

3. Can a house "fail" a home inspection?

Technically, no. A home inspection isn’t a pass/fail exam—it’s a condition report. Our job is to tell you the story of the house so you can decide if the "price is right" for the work needed. Even a house with a brand-new roof can have issues, and a house with an old furnace can be a great buy if the price reflects it.

4. Do I need to be there for the inspection?

While you aren't required to be present, we highly recommend joining us for the final hour. It’s much easier to explain a "double-tapped breaker" or a "shingle lift" when we can point to it in person. If you can't make it, don't worry—our digital reports include high-def photos and videos of every finding.

5. What are the most common "deal-breakers" found?

While every buyer has a different threshold for repairs, the "Big Three" that often lead to re-negotiations are:

-Foundational Movement: Significant cracking or sloping.

-Roofing End-of-Life: Active leaks or shingles that have lost their granules.

-Outdated Electrical: Systems like Knob-and-Tube or Federal Pacific panels that can be difficult to insure.

6. When will I get my report?

In a competitive market, you can't wait days for answers. At Wittner Inspection Services, we deliver your comprehensive digital report within 24 hours of the inspection. The report is mobile-friendly, making it easy to forward directly to your real estate agent to start the next steps of your negotiation.