I had a buyer last month close on a nice 3-bed in Helotes, around $310,000. Two weeks later she called me, frustrated. The HVAC was making a sound she swore wasn't there during the showing. Her home warranty didn't cover the specific part. And she hadn't gotten an independent inspection of the system before closing.
She'd had a general inspection. That's where most first-time buyers stop.
Here's what I think people get wrong: they treat the general home inspection like a finish line instead of a starting point. The general inspector walks the property, flags concerns, and hands you a report. That report is valuable. But it's broad by design. A general inspector is looking at the roof, the foundation, the plumbing, the electrical, the HVAC, the grading, the windows. All in about two to four hours.
That's a lot of ground to cover.
What I tell my buyers is this. If the general inspection flags something, or if the house has a system that's older than 10 years, get a specialist out. A licensed HVAC tech. A structural engineer. A plumber who does sewer scopes. These cost extra, yes. A sewer scope in San Antonio runs about $150 to $250. An HVAC diagnostic is similar. But compared to a $6,000 compressor replacement three months after closing, it's a bargain.
I know some agents discourage additional inspections because they slow the deal down. I disagree with that approach. A deal that closes with a buyer who understands what they bought is better than a fast close that turns into a phone call like the one I got from Helotes.
The option period exists for a reason. Use it aggressively. Your general inspector is the scout. The specialists are the ones who give you real numbers and real timelines on repairs.
Two things worth doing during your option period if you're buying for the first time:
- Get a sewer scope if the home was built before 2000. - Have the HVAC independently evaluated if the system is more than eight years old.
You won't always find a problem. That's fine. You're paying for certainty, and certainty is worth $200.
Next time someone tells you the general inspection "covered everything," ask them how long the inspector spent on the HVAC alone. The answer will surprise you.