Sneak Peek: Multi Family Inspections with Rob Claus

·24 min·2 clips

Rob Klaus reveals why inspecting a six-unit building in Texas requires a completely different approach than a duplex.

Rob Klaus introduces himself as a member of the education team for the Certified Commercial Property Inspectors Association with over 35 years of inspection experience. The episode focuses on inspecting multifamily properties, with specific references to Texas due to the upcoming TRIPEA convention. He begins by discussing the COMSA standard of practice developed by InterNACHI and adopted by CCPIA. Klaus defines a commercial property as a building operated for profit, including structures like multi-family units, strip malls, and offices. He explains that a dwelling is a unit where someone can sleep, and multi-family properties have multiple separate housing units on the same property. Klaus details how properties with two to four units are typically residential, while those with five or more are commercial. He references TREC regulations, specifically rule 535.277, which states that home inspections apply to one to four unit properties. This means inspections of properties with five or more units do not require a TREC license in Texas. Klaus emphasizes that this opens opportunities for using unlicensed assistants or focusing solely on commercial work. He then shares his personal inspection methodology, which is regimented and top-down to follow water flow. Klaus inspects from the outside in, noting that water damage usually migrates from outside to inside. He highlights the 'big three' expensive items in commercial buildings: roofs, HVAC, and parking areas. For efficiency, Klaus uses a 'snap and go' approach, taking photos for note-taking and spending only 8-12 minutes per typical apartment unit. This allows him to scale inspections, predicting he can do 50 units in a day. He explains that most multifamily buildings have repeated system designs, like similar bathrooms and kitchens, which aids in scalability. Klaus discusses inspection fees, noting he cannot specify charges but should consider variables like base rates, unit size, and property type. He categorizes multifamily properties into luxury, moderate, and subsidized, each with different build-outs affecting pricing. The episode concludes with a promotion for online courses and a session at the TRIPEA convention on October 18th in Dallas, where Klaus will break down myths and opportunities in multifamily inspections.

As heard by us

A Texas-focused look at the fifth-unit threshold and the workflow behind multifamily inspection work.

Rob Klaus gives the episode a clear hinge with the fifth-unit threshold, explaining how Texas separates residential inspection work from multifamily properties beyond four units.

Read the full review in PlayNext →

Why you'd press play

You want to know why the fifth unit changes the inspection conversation in Texas.

Read the full recommendation in PlayNext →

Listen to the show on

Apple Podcasts Spotify

Play clips from this episode More from Home Inspector Podcast by InterNACHI