Charles J Jenkins & Associates, Inc believes that an educated client is the best client. As a result, several questions that we often encounter are addressed below for your consideration. Of course, if you have other questions or just would like to discuss our services and related issues such as information about us, our costs, scheduling, or other areas of concern, please feel free to contact us.
1. Are there different types of inspection professionals?
Yes, there are professional home inspectors licensed by the Texas Real Estate Commission (TREC) and there are Professional Engineers (P.E.) licensed by the Texas Board of Professional Engineers.
2. What is the difference between a TREC Inspector and a P.E.?
A TREC Inspector is a “generalist” who has taken course prescribed by the TREC, undergone a period of internship or other training as required by the TREC, and has passed the TREC examination for licensure. Their experience varies greatly, based on their educational and employment background. Typically, a TREC inspector will only perform inspections for those looking to purchase properties, either residential or commercial. A TREC inspector might be compared to a general practitioner physician who handles common everyday issues.
A Professional Engineer is an engineering professional that
a.) Has attained at least a BS degree in engineering, b.) has demonstrated a knowledge and proficiency in his/her field(s) of expertise, c.) has met all the requirements for licensure and has been licensed as a professional engineer in the State of Texas, d.) has demonstrated significant experience and proficiency in property inspections. A professional engineer is a “specialist” in his/her field of expertise, much like a medical specialist such as an orthopedic surgeon.
3. What is included in a property inspection and how is it reported?
The scope of a property inspection is dependent on the purpose of, and the professional performing the inspection. Types of property inspections include pre-purchase inspections for buyers, structural inspection for property owners, and forensic inspections related to conditions that might involve legal action.
In general, a buyer’s inspection is performed by either a TREC inspector or a professional engineer depending on the buyer or lending institutions requirements. The inspection will include a visible examination of all accessible foundation/structural components of the house, as well as a visual examination and operational test of electrical, plumbing, HVAC, and appliances.
The difference between the inspection performed by a TREC inspector and a professional engineer is in the detail of foundation/structural issues and the detail of the written report. Typically if a TREC inspector perceives that the property has any inclination of foundation/structural problems, he/she will recommend that a professional engineer inspect the property, thus the buyer will now have to invest in an additional inspection. Also the written report delivered by a TREC inspector is typically a check-list type of report, presented on a form promulgated by the Texas Real Estate Commission, that indicates that the item was inspected, and whether it was “performing as intended” or not. In addition, some TREC inspectors will also include some narrative comments. The report generated by CJJA is a narrative report discussing the detail what was observed in the visual inspection. The first section of the report lists all the areas of concern or items that need attention. The second part, or conclusion, addresses all the areas of concern and what is recommended to bring these items up to standards for the buyer. If necessary, especially with regard to foundation or structural repairs, repair recommendation and/or plans can be provided.
4. What types of inspections are performed by professional engineers?
A professional engineer may perform a buyer’s inspection, though engineers more often than not will be retained to perform structural inspections of a property, whether for a buyer, a seller, a typical property owner, or, if related to potential legal actions (forensics) an attorney. The actual scope of the inspection will be determined by the needs of the client. This type of inspection may be limited to determining the state of foundation performance, the overall structural condition of a building, or, in the case of forensic engineering, the nature and extent of any damage, the case of the damage, the need for repair, and in some cases, the scope of repairs required.
5. How long has CJJA been in business and what are your credentials?
Charles J Jenkins & Associates was formed in October 1980, with incorporation in 1991, thus we have been offering engineering services to the public for over 30 years. Charles J Jenkins, P.E. was first licensed as a P.E. in Louisiana in 1983, in Texas in 1984, with subsequent licensure in Arizona and Oklahoma. Mr. Jenkins has performed thousands of buyer inspections, as well as structural inspections for non-buyer clients, including mortgage companies, property owners, sellers, insurance companies, contractors and attorneys.
6. What does an inspection cost?
The cost varies widely with the type of inspection, the location of the property, and the size of the structure. Because of this, it is not feasible to quote exact fees, however, you can contact us by phone at 281-334-6030 or by e-mail: firstname.lastname@example.org and a representative will give you and exact quote.
7. May I attend the inspection?
We recommend that the client attend the inspection so that he/she may observe the process, ask questions, and discuss specific issues with the engineer. However, if the client is unable to attend, Mr. Jenkins will perform the inspection and then discuss his findings with the client by phone before writing the report.
8. Are you affiliated with any national or local professional organizations?
Mr. Jenkins is a member of the National Society of Professional Engineers, Texas Society of Professional Engineers, American Society of Civil Engineers, The National Academy of Forensic Engineers, and The Foundation Performance Association.
We have attempted to provide you with some basic information to help you understand the property inspection process, however, as you can imagine, there is a lot to this process. As a result, we encourage you to call our office to discuss all aspects of the inspection process and gain information about Mr. Jenkins and the company. Thank you for your interest in CJJ&A and we look forward to visiting with you.