Electrician for Real Estate Agents in San Antonio

You are a real estate agent with a buyer under contract, an inspection report with three electrical items marked deficient, and an option period that ends Friday. What you need is an electrician for real estate agents: one who answers the phone, gets into a vacant house without three rounds of messages, and sends back a written price you can attach to an amendment the same week.

This page is written for agents and brokers in San Antonio. It explains how we work on transactions, what you receive, how access is handled, and how to refer a client. If you are looking for a realtor electrician in San Antonio you can hand clients to with confidence, this is how we earn that.

If you want to start now, send us the address and the inspection report and tell us the option period deadline. We will call you back to confirm the visit.

What an electrician for real estate agents has to deliver

Agents do not need a sales pitch. They need a contractor whose output is usable in a transaction. In our experience that comes down to a few requirements, and we built our process around them.

• A written price, not a range, for each electrical item on the report.
• Turnaround that fits an option period, with the deadline asked for on the first call.
• Photos and a written scope that the agent can forward to the other side without rewriting.
• A report signed by a Texas licensed master electrician, with the TDLR license number on it.
• Access handled through the listing agent, so the buyer does not have to be there.
• One point of contact from the first call to the finished work.

Fast written quotes for repair amendments

Our prices come from a published flat-rate book. That is what makes fast written quotes possible: the electrician identifies each item on site, matches it to a task in the book, and the report shows the price for each one. There is no waiting for an office to write an estimate days later.

The two most common items on San Antonio inspection reports are double taps and missing GFCI protection, and both are quoted directly from the book.

Panel corrections, for example, are the Double-tap and panel violation correction task, from $499. The exact scope is confirmed after the panel is opened, and the client approves the price before work starts. Starting price. Your tech confirms the final number on site before any work.

When the report has several items, or the client wants an independent look at the whole system before deciding, we run a pre-sale inspection and price everything in one report.

That visit is the Pre-sale or insurance electrical inspection task, from $509, and it produces the signed written report with photos and a flat price per finding. Starting price. Your tech confirms the final number on site before any work.

Our pricing page explains how the flat-rate book works, which is useful to share with clients who have only seen hourly estimates. The difference is covered in electrician hourly rate vs flat rate.

Scheduling inside option periods

We ask for the option period deadline on the first call, every time, and schedule around it. We do not promise a date before we have checked the schedule, and we will tell you plainly if we cannot fit a deadline so you can make other arrangements.

The best results come when the agent calls as soon as the general inspection report arrives, not after the client has read it twice. A day saved at the start is a day of negotiation at the end.

Agents who work with us regularly save our number and call the day of the inspection. Reach us through the contact page and ask to be set up as a referring agent.

Photos and a written scope you can forward

Every finding is photographed and described in plain language: what it is, where it is, whether it is a safety item, and what the repair involves. The report is written to be forwarded as is. A listing agent receiving it from a buyer's agent can read it without calling us, and so can the seller.

That matters for the negotiation. A deficient mark on a TREC inspection report with no price invites a round number. A signed report with a photo and a specific flat price narrows the discussion to the actual cost of the actual repair.

Clients who want to understand the report before the call can read electrical repairs after a home inspection and seller credit for electrical repairs.

What the report looks like when it reaches your inbox

The report opens with the property address, the date of the visit, the license number and the signature of the Texas licensed master electrician. Each finding follows in the order power travels through the house: service entrance and meter base, then the panel, then branch circuits and devices. For each one you see a photo, a plain description, whether it is a safety item or a maintenance item, and the flat price for the repair.

At the end, the report lists anything that could not be inspected and why, such as a panel blocked by stored items or an attic without safe footing. That section protects everyone: the buyer knows what was not seen, and the seller is not held to findings nobody could verify.

Agents tell us the most useful part is that the report maps cleanly onto the TREC inspection report. When the general inspector wrote double tap at the main panel, our report shows the same double tap, the photo and the price, so the amendment can reference both documents line for line.

Questions clients ask agents about electrical findings

Agents end up fielding electrical questions they are not licensed to answer. These are the ones we hear relayed most often, with the short version of the answer. In each case the right move is to have a licensed electrician confirm it on site.

• Is this panel dangerous? Federal Pacific Stab-Lok and Zinsco panels carry documented concerns and are usually replaced; most other panels are judged on condition, not brand.
• Does the whole house need rewiring? Rarely. Aluminum branch circuits are usually remediated at the connections, and two-prong receptacles are often corrected circuit by circuit.
• Will the insurer care? Often, about the panel brand and wiring type. A signed report and an invoice for corrective work are what insurers typically ask to see.
• Can the seller's handyman fix it? Electrical work for others in Texas requires a TDLR license, and many lenders and buyers want a licensed contractor's invoice.

Clients with an insurance question can read what to do when insurance flags your electrical, and those asking about handymen can read licensed electrician vs handyman in Texas.

Vacant-property access and coordination

Many of the houses we inspect during a sale are vacant. We coordinate access with the listing agent through whatever showing system the listing uses, confirm that power is on before the visit, and leave the house as we found it, with the lockbox secured.

• We confirm the visit window with the listing agent and the buyer's agent.
• We ask that utilities be on; electrical testing requires power.
• We note anything we could not access, such as a blocked panel, in the report.
• We send the report to whoever ordered it, and to other parties only with their approval.

One point of contact for the whole job

From the first call to the final invoice, the agent and the client deal with one person at Wattsmith who knows the file. If repairs are approved, the same file carries over: the report becomes the scope of work, the prices on it are the prices charged, and permits are pulled where the work requires them through the San Antonio Development Services Department or the city with jurisdiction. Panel work that needs a service disconnect is coordinated with CPS Energy.

When repairs are done before closing, we provide the invoice, photos and permit information, which is what buyers' agents and lenders typically ask to see.

Pairing electrical with foundation questions

San Antonio inspection reports often carry a foundation comment alongside the electrical items. Wattsmith is an electrical contractor and does not evaluate foundations or structure.

Our sister firm, 254 Engineering (Texas Board of Professional Engineers and Land Surveyors firm F-29811), handles foundation and structural evaluations. Agents can request both in the same call, and when the house is vacant we coordinate the two visits so the listing agent arranges access once. Read electrical and foundation inspections before buying for how the two fit together.

How to refer a client

Referring is simple. Call us or use the contact page with the client's name, the property address, the inspection report if there is one, and the deadline. We contact the client directly to confirm the visit and the price before anything is scheduled, and we copy you on the report if the client agrees.

If you are the agent, send this page to your buyer or seller and have them book the visit themselves, or call us and we will reach out to them.

Listing agents: pre-listing electrical

Listing agents can use the same process before the house goes on the market. A pre-listing inspection finds the double taps and missing GFCI protection that buyers' inspectors write up, and the seller corrects them at a known price before photos. That keeps the electrical section quiet during the option period.

The details are in pre-listing electrical inspection.

Where realtors in San Antonio can send us

We work across San Antonio and the surrounding cities, including Stone Oak, New Braunfels, Boerne and Schertz. The full list is on the service areas page.

Wattsmith Electric is veteran-owned and licensed by TDLR under TECL 41806. Every price is flat and approved before work starts, permitted work is permitted and inspected, and every report is signed by a Texas licensed master electrician.

See our electrical inspection service for what each visit includes, then call or book with your next deadline.