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When doing home inspections, I see a number of places where insects can easily enter homes. Make sure you seal cracks and openings, especially where water pipes and other conduits penetrate walls, around the garage door and other exterior doors.. Note: don't close up weep holes or openings that are intended to remain open. To eliminate ants in your home, you will need a combination of prevention, sanitation, and targeted treatment. The most successful approach targets the col

We are more and more dependant on electrical devices. Increasing power service is being planned for Data Centers. Many times during an inspection I spot possible problems in the home. The main threat to the electronics in your home is power surges. Power surges (from lightning, utility grid issues, or internal appliance switching), brownouts/overvoltages, overheating, dust/humidity, and physical damage. There are solutions 1. Install Whole-Home (Whole-House) Surge Protection

Older homes were Drafty and could naturally ventilate themselves. Modern homes are designed to be more air tight and ventilation, heating and cooling are more controlled. Sealing air leaks now makes your home more comfortable and helps reduce heating and cooling costs. Sealing air leaks is one of the most cost-effective ways to improve energy efficiency, reduce heating and cooling bills (potentially saving 10-20% on energy costs), eliminate drafts, and enhance indoor comfort

During Home inspections we utilize thermal cameras and often find areas of missing or inadequate insulation. We also look for water intrusion. You can call your utility company and ask about an energy audit. They can recommend an auditor, and some companies will pay all or part of the cost. Improving the insulation of your home reduces energy bills (potentially saving 10-15% on heating and cooling costs, per ENERGY STAR and the U.S. Department of Energy), enhances comfort, an

When inspecting homes I usually several ways people could save money. Your Home inspector, Vince. www.austinpropertydoctors.com Home insurance premiums can add up, but there are several proven strategies to lower costs without skimping on essential coverage. Savings vary by location, insurer, and your home's specifics, but implementing a few can reduce rates by 10-25% or more. You might look into replacing a washing machine hose with a non-burst, steel reinforced hose, some c

Most foundation issues (cracks, settling, heaving, bowing walls) are caused by water  and soil movement . If you control moisture around and under your home, you’ll prevent 90% of future foundation headaches. 1. Control Surface Water (Keep it away from the house) Maintain positive drainage: Final grade should slope away from the foundation at least 6 inches over the first 10 feet (5–6% slope). Extend downspouts and gutters at least 5–10 feet away from the house (longer in cla

Your inspector, Vince. Ask for me at www.austinpropertydoctors.com or call (512)762-5912 In Central Texas (Austin, San Antonio, Hill Country, DFW, etc.), pipes rarely freeze, but when a strong Arctic blast drops temperatures into the teens or single digits for more than a few hours (like Feb 2021 or the Christmas 2022 event), thousands of homes still end up with burst pipes. Here’s the practical, Texas-specific checklist that plumbers and Texas emergency management recommen

Your Home Inspector, Vince. www.austinpropertydoctors.com When working on a home inspection I am looking for leaks and water intrusion. I also keep in mind how water moves in and out of the home. During inspections, I often see many ways the homeowner could use less water, and that is important in central Texas. One thing home inspectors do is to take a look at your water meter, does it move when you have no water on in the house? You can do this and discover running water be

A water softener removes minerals from your water; that means cleaner laundry, a longer life for water-using appliances, less mineral buildup on plumbing fixtures and many other benefits. If taken care of it can provide these benefits for 20 years or more, trouble-free. Home Inspectors do not routinely inspect water softeners but they are an import component of the plumbing system we do inspect. Have someone routinely service your equipment and here are some tips. Austin Prop

Modern appliances don’t seem to hold up like they used to.  As a home inspector when I check the home appliances I often see things that can be done to double or triple how long they last. 1. Your Refrigerator (average life: 13–17 yrs → 20+ yrs) Clean those coils (back or underneath) every 6 months with a vacuum brush. Dusty coils make the compressor work 30 % harder. Make sure there is space for air flow. Don’t overload it, airflow is critical. Leave 1–2 inches around items

As part of a home inspection, I am looking for issues that need attention. Many times I do recommend a specialist such as an electrician, because of safety, installation or operational issues that I report as defects. However, if you find something is not working doing these steps often fixes the problem immediately and saves you $150–$300 just for a “trip charge.” Vince. www.austinpropertydoctors.com 1. Identify exactly what’s wrong - One outlet dead? Half the kitchen lights

Vince from Austin property Doctors. www.austinpropertydoctors.com When we do a home inspection we will identify and visually inspect the water heater. Here are some things to Know.   1. Know What you have Examples Tank (Storage) | Gas / Electric | Cheap upfront, familiar | Wastes energy on standby | 8–12 yrs | $900–$2,200 | Tankless (On-Demand) | Gas / Electric | Endless hot water, 30% more efficient | High install cost, flow limits | 20+ yrs | $2,500–$5,500 | Heat Pump (Hybr

What’s in your Home?   When we do a home inspection the system is located, identified by type and zones of coverage and then if possible, the system is tested for proper function. It is valuable information for the homeowner. Vince, www.austinpropertydoctors.com Outdoor Condenser   Type How It Works Common in Forced Air (Furnace + AC) Air blown through ducts Most U.S. homes Heat Pump Moves heat in/out Mild climates, newer homes Boiler + Radiators Hot water/steam in pipes Olde

Know  your plumbing? What type of plumbing do you have in your home? The type of plumbing—such as copper, PEX, PVC, galvanized steel, clay, or cast iron—affects maintenance, repairs, safety, and long-term costs. Here’s why this knowledge is important: Maintenance and Repairs : Different materials require specific care. For example, copper pipes are durable but can corrode in certain water conditions, while galvanized steel pipes may rust and clog over time. Knowing the materi

The Electrical main service panel for your home is often located outside. Here in Texas it is a favorite home for the Red Paper Wasp and Mud Dauber Wasps. When Inspecting the homes Electrical system as a Home Inspector I usually open these panels up to inspect the condition of breakers and wires. I am looking for safety issues and potential problems like water intrusion. First of all approaching these panels you have to practice safety for yourself, especially ensuring that t

During a home inspection I was running water in a shower, sinks and toilet. I reported some issues that were simple maintenance. Then I went outside for another walk around the home. This area was dry at first look. The longer I ran the shower, the more a water leak was apparent. This was water leaking at the shower drain to the outside. Leaks allow water to seep into the floor, walls, or subfloor, leading to rot, warping, or deterioration of materials like wood, drywall, or

I usually call these out when I do a home inspection. A flexible drain pipe for a sink is a bendable, expandable plumbing component used under kitchen or bathroom sinks to connect the sink's tailpipe to the wall drain or trap arm. These can sag, kink or leak. They clog faster since the ridges trap hair, debris and food. In some plumbing codes they are not even allowed. Ridges in corrugated (accordion-style) pipes trap hair, soap scum, food particles, and grease, slowing water

Using raw tree sections as piers in a pier and beam foundation is a traditional, low-cost construction method, often referred to as using log piers, tree trunk piers, or stump piers. This technique involves utilizing sections of tree trunks—typically from durable, rot-resistant species like cedar, cypress, or locust—as the vertical supports (piers) that elevate and stabilize the horizontal beams of the foundation. This is usually found in more rural locations or off grid cons

This thermographic image depicts a circuit breaker in the main electrical panel with a surface temperature elevated above adjacent...

Time to Prepare for cooler weather Vince Here are a few suggestions from AUSTIN PROPERTY DOCTORS 1. Insulate exposed pipes in...