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LarryInspects Home Inspection Service

 Larry Wedige is Your Home Inspector in San Antonio



Larry Wedige, Your Home Inspector in San Antonio, will perform a comprehensive, visual examination of the physical structure and systems. Let Larry (TREC #6060), with over 15 years of home inspection experience, take you on a tour that covers hundreds of items: everything from the roof to the foundation, including the electrical, plumbing and heating systems, insulation, ventilation, attic, roof, etc. Bring a pen and paper to take notes of the information he will share that does not belong in the inspection report. He will answer any questions you have during the inspection process. During the home inspection process, Larry uses moisture meters, electrical meters, gas-leak detector, infrared camera, and other state-of-the-art equipment. His inspections exceed the minimum standards required by the Texas Real Estate Commission. That is why your inspection is liable to take 4 hours or more as compared to the 1.5 hours that some inspectors spend on an inspection. Inspections are done with your health and safety in mind. He can check for gas leaks, carbon monoxide, moisture intrusion, signs of mold, faulty electrical, improper framing. Your Home Inspector in San Antonio keeps an eye out for energy efficiency. Insulation and ventilation are key elements. He uses a precision pressurized hydrostatic altimeter or a laser level to measure the elevations of the foundation. Check out his reviews here.

Call Larry for your inspection needs.

  • Inspected Once – Inspected Right.
  • Inspections with the heart of a teacher.
  • First-Time Buyer Friendly.
  • Gas leak detection equipment.
  • Color photos in all reports.
  • Infrared thermography included.
  • Electronic moisture meter.
  • Discount for cash or check.
  • 45 years construction experience.

Thermal imaging and foundation elevation measurement FREE with full inspection

Getting A New Roof? Read this page before you pay your roofer.

 

Why Get A Home Inspection?

A home is usually the largest purchase you will ever make. It is in your best interest to make sure you know the true condition of the home before you purchase it. When you buy a new car, you always get to take a test drive in it. Not the case with a home purchase. All you get to do is look at it and ‘kick the tires’. When buying a used car, the smart buyer will take it to be checked out by a qualified mechanic. Consider a Larry Wedige as your qualified mechanic for checking out your future home’s condition.

Your Home Inspector in San Antonio will check out the condition of the accessible structural components, exterior, roofing, plumbing, electrical, heating, insulation and ventilation, air conditioning, and interiors. He will give you an impartial opinion of the overall condition of the home and items that need to be repaired or replaced. If Larry suspects a problem, he will report it to you and may recommend further evaluation by a licensed technician or engineer.

Upon completion of the inspection, you will receive a binder containing valuable information and documents to help you maintain and improve your new purchase. The a link to the completed inspection report will emailed to you either late the same day or early the following morning. This report can be printed and placed in the binder. Inspection reports average 35 to 40 pages.

  • Are all of the electrical receptacles properly wired for polarity?
  • Does the attic space and the crawl space have sufficient ventilation?
  • Is your roofing properly flashed?
  • Is your roof installed per manufacturer’s installation guidelines?
  • Are GFCI receptacles present at the required locations?
  • Will your GFCI receptacles trip when subjected to a ground fault?
  • Is your water heater properly connected?
  • Is your electrical panel grounded?
  • Is your electrical panel bonded?
  • Is there rotted wood on the exterior of the house?
  • Are your drains trapped to prevent sewer gases from entering the house?
  • Is your gas furnace vented properly?
  • Are your gas lines bonded?
  • Are there hidden signs of water intrusion?

Sound advice when buying a home or a car: Have it checked out by a professional.

 

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LarryInspects Home Inspection Service

Inspector Larry Wedige, is a member of the International Association of Certified Home Inspectors (InterNACHI). He is on the staff at San Antonio College as a home inspection instructor. He also has over 45 years of experience in building, repairing, and remodeling homes. This experience is combined with completion of the home inspector curriculum at San Antonio College, licensing by the Texas Real Estate Commission (#6060)
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Roofer vs. Inspector

A few months ago, I was called to reinspect a roof that had deficiencies when I did the original inspection a month earlier. The owner wife was present and the owner had already moved out of state with his job. I found improper repairs and deficiencies present at this re-inspection. The wife called her husband and explained my findings and then handed the phone to me. The husband was very upset with me and asked me not to say anything about the roof or else the buyer would think that the repairs had not been done. I told him I would not falsify the report, and would only state what I found and include the pictures. He said he had a “professional” roofer complete all repairs. I then told him that the repairs that were done were not done properly and that not all repairs had been done. He argued the point saying, “They are professional roofers. You are just an inspector”. His wife went on the roof with me and then got back in the phone with him. After she got off of the phone, she said that they would call the roofer to come out and make the repairs. I decided to write up the requirements for “professional” roofers and real estate inspectors in our area.


The City of San Antonio, like most other jurisdictions, requires a permit to re-roof a residence.

In order to secure the permit, you must be the homeowner, or a licensed Home Improvement Contractor. There is no roofer licensing, city or state.

To register as a Home Improvement Contractor, one must submit the following:
● Home Improvement Contractor Registration Application
● Criminal Background Check Form completed by San Antonio Police Department (Public Safety Headquarters Department). There is a $25.00 fee for this report.
● Government Issued Photo Identification
● Annual registration fee: $75

No test is required. No level of education is required. There is no roofer’s license.

To obtain a Professional Real Estate Inspector license requires:
● Citizen of the United States or lawfully admitted alien
● 18 years of age or older
● Meet TREC’s (Texas Real Estate Commission) qualifications for honesty, trustworthiness, and integrity
● 130 classroom hours of qualifying real estate inspection courses as follows:
10 hours in foundations
8 hours in framing
10 hours in building enclosure
10 hours in roof systems
8 hours in plumbing systems
10 hours in electrical systems
10 hours in heating, ventilation, and air conditioning systems
8 hours in appliances
4 hours in Texas Standards of Practice
12 hours in Texas Standard Report Form/Report Writing
8 hours in Texas Legal/Ethics
8 hours in Texas Standards of Practice/Legal/Ethics Update
24 hours in any qualifying inspection subject
● Complete an additional 200 classroom hours of qualifying inspection courses as follows:
30 hours in foundations
30 hours in framing
24 hours in building enclosure
16 hours in plumbing systems
24 hours in electrical systems
24 hours in heating, ventilation, and air conditioning systems
6 hours in appliances
8 hours in Texas Standards of Practice/Legal/Ethics Update
8 hours in Standard Report Form/Report Writing
6 hours in any qualifying inspection subject
● Complete 40 hours of fieldwork AND 24 hours of approved experience coursework, or complete 16 hours of fieldwork AND 60 hours of approved experience coursework.
● Pass a proctored examination consisting of 175 multiple choice questions from the National Home Inspector Exam and 25 multiple choice questions from the State Exam. From the National Home Inspector Content Outline:
c. Roof Coverings
i. Common roof-covering types, materials, applications, installation methods, construction techniques, and manufacturing requirements
ii. Typical roof covering repair methods and materials
iii. Typical defects (e.g., improper installation, cracking, curling, deterioration, damage)
iv. Characteristics of different roofing materials
v. Sheathing and underlayment requirements for different types of roof coverings
vi. Maintenance concerns and procedures
vii. Safety issues, applicable standards, and appropriate terminology
d. Roof Drainage Systems
i. Common drainage system types, materials, applications, installation methods, and construction techniques (e.g., slope, gutters, roof drains, scuppers)
ii. Typical modifications, repairs, upgrades, and retrofits methods and materials
iii. Typical defects (e.g., ponding, improper slopes, clogging/leaking, disposal of roof water runoff)
iv. Maintenance concerns and procedures
v. Safety issues, applicable standards, & appropriate terminology
e. Flashings
i. Common types, materials, applications, installation methods, and construction techniques
ii. Typical defects (e.g., separation, corrosion, improper installation, missing flashing)
iii. Maintenance concerns and procedures
iv. Safety issues, applicable standards, & appropriate terminology
f. Skylights and Other Roof Penetrations
i. Common skylight and other roof penetration types, materials, applications, installation methods, & construction techniques
ii. Typical defects (e.g., cracked glazing, improper
installation, deterioration, failure, faulty flashing)
iii. Maintenance concerns and procedures safety issues, applicable standards, and appropriate terminology● Secure and maintain professional liability insurance of $100,000.
● Submit proof of 32 hours of approved continuing education for every 2 year licensing period.

$100 and a few hours of your time and you are a roofer with a Home Improvement Contractor License.

$2700 for the training, $350 for licensing fees, $2200 for insurance, and 10 weeks in the classroom, pass the test, and you are a licensed inspector.

Did I mention tools?

Basic tools:
Flashlight
Screwdriver
Electrical outlet tester
Water pressure gauge
Oven thermometer
Ladder
and other small tools

For thorough inspections:
Report writing software
Computer
Combustible gas detector
Drone
Digital camera
Carbon monoxide detector
Electronic level
Water flow gauge
Microwave oven leak detector
Electronic moisture meter
Infrared camera
and more
At a minimum, an inspector will spend about $500 for tools. For an average set of tools, you are looking at about $2500. A good inspector can easily spend over $10,000.

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LarryInspects offers a discount for paying with cash or check at the time of the inspection.

LarryInspects - anyone else is just looking around.

Inspector Larry Wedige has over 45 years in home construction and remodeling.

LarryInspects - inspected once, inspected right.

Call LarryInspects Home Inspection Service today at 210.6961104 for your home inspection.

LarryInspects - inspecting San Antonio one home at a time.

LarryInspects offers a discount for paying with cash or check at the time of the inspection.

LarryInspects - is Your Home Inspector in San Antonio.

Inspector Larry Wedige is Infrared Certified.

LarryInspects - for accurate home inspections.

Call LarryInspects Home Inspection Service today at 210.6961104 for your home inspection.

LarryInspects - It's not just an inspection, it's an education.

 

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