Complete Home Inspection Guide for North Texas Buyers
A home inspection is one of the most critical steps in the home buying process. Whether you're purchasing a brand-new build in Aledo or a charming older home in Granbury, understanding what to expect during a home inspection can save you thousands of dollars and countless headaches down the road.
What is a Home Inspection?
A home inspection is a thorough, non-invasive examination of a property's condition, typically conducted after your offer has been accepted but before you close on the home. In Texas, this inspection is performed by a licensed professional who evaluates the structural and mechanical systems of the property.
Texas Law Requirement
In Texas, home inspectors must be licensed by the Texas Real Estate Commission (TREC). Always verify your inspector's license is current and in good standing.
The inspection typically takes 2-4 hours depending on the size and age of the home. The inspector will provide you with a detailed written report, usually within 24-48 hours, outlining their findings and recommendations.
What Gets Inspected?
A standard home inspection in North Texas covers the following major systems and components:
Structural Components
- • Foundation (critical in North Texas clay soil)
- • Basement and crawl spaces
- • Walls and ceilings
- • Floors and stairs
- • Roof structure and attic
Electrical System
- • Service entrance and panels
- • Outlets and switches
- • GFCI protection
- • Light fixtures
- • Smoke and CO detectors
HVAC System
- • Heating and cooling equipment
- • Ductwork and vents
- • Filters and thermostats
- • Energy efficiency
- • Age and expected lifespan
Plumbing System
- • Water heater condition
- • Pipes and fixtures
- • Water pressure and drainage
- • Sewer lines (if accessible)
- • Sprinkler system
Exterior
- • Roof covering and flashings
- • Gutters and downspouts
- • Siding and trim
- • Windows and doors
- • Grading and drainage
Interior
- • Walls, ceilings, floors
- • Doors and windows
- • Kitchen appliances (if included)
- • Bathrooms and fixtures
- • Garage and automatic door
North Texas-Specific Inspection Issues
The DFW area has unique challenges that make certain inspection items particularly important:
Foundation Issues (Clay Soil)
North Texas sits on expansive clay soil that shrinks during droughts and expands when it rains. This movement can cause significant foundation problems.
- • What to look for: Cracks in walls, uneven floors, doors that stick, gaps around windows
- • Cost impact: Foundation repairs can range from $3,000 to $15,000+
- • Prevention: Proper drainage and watering foundation during dry months
Hail Damage (Severe Weather)
North Texas experiences frequent severe storms and hail, which can damage roofs, siding, and windows.
- • What to look for: Missing or damaged shingles, dented siding or gutters
- • Cost impact: Roof replacement averages $8,000-$15,000
- • Ask seller: When was the last roof inspection? Any insurance claims?
HVAC System (Extreme Temperatures)
Texas summers routinely exceed 100°F, putting enormous strain on air conditioning systems.
- • What to look for: Age of unit (10-15 year lifespan), proper cooling, refrigerant levels
- • Cost impact: New HVAC system costs $5,000-$12,000
- • Red flag: Unit older than 12 years may need replacement soon
Termites and Wood-Destroying Insects
The warm, humid Texas climate is ideal for termites, which cause millions in damage annually.
- • Separate inspection: Most standard inspections don't include pest inspections
- • Cost: Termite inspection typically costs $75-$150
- • Recommendation: Always get a Wood-Destroying Insect (WDI) inspection
What Does a Home Inspection Cost in North Texas?
Home inspection costs in the DFW area vary based on property size, age, and location:
Small Home
$300-$400
Under 2,000 sq ft
Medium Home
$400-$550
2,000-3,500 sq ft
Large Home
$550-$750+
Over 3,500 sq ft
Additional Inspections to Consider:
- Termite/WDI Inspection: $75-$150 (highly recommended in Texas)
- Sewer Scope Inspection: $200-$300 (checks for sewer line issues)
- Foundation Evaluation: $300-$600 (structural engineer for suspected issues)
- Pool/Spa Inspection: $150-$300 (if property has pool)
- Mold Inspection: $300-$600 (if moisture concerns exist)
Major Red Flags to Watch For
While most inspection findings are minor, these issues should give you pause:
🚨 Structural/Foundation Problems
Major foundation cracks, severely sloping floors, or structural damage can be extremely expensive to repair and may indicate ongoing problems.
🚨 Electrical Hazards
Outdated wiring (knob and tube, aluminum), insufficient electrical service, or major code violations pose fire risks.
🚨 Roof Problems
Multiple layers of shingles, extensive damage, or a roof at the end of its life (20-25 years for typical shingles) means imminent replacement.
🚨 Extensive Water Damage or Mold
Signs of ongoing water intrusion, widespread mold, or previous flood damage can indicate serious issues.
🚨 Major HVAC Failure
Non-functional or severely inadequate heating/cooling system, especially in Texas climate, requires immediate attention.
🚨 Plumbing Problems
Polybutylene pipes, galvanized steel pipes showing rust, or sewer line issues can lead to expensive repairs.
What to Do After the Inspection
Once you receive the inspection report, you have several options:
1. Request Repairs
Ask the seller to fix specific issues before closing. Focus on safety hazards and major system failures rather than cosmetic items. In Texas, sellers aren't obligated to make repairs, but they often will to keep the sale moving forward.
2. Negotiate Price Reduction
If the seller won't make repairs, you can request a price reduction to cover the cost of repairs you'll need to make after closing. Get contractor estimates to support your request.
3. Request Closing Cost Credits
Instead of price reduction, ask the seller to contribute toward your closing costs. This can be especially helpful if you're tight on cash for repairs.
4. Accept As-Is
If issues are minor or you're comfortable handling them yourself, you can proceed with the purchase without requesting changes. This is common in competitive markets.
5. Walk Away
If major issues were discovered and the seller won't negotiate, you can terminate the contract during your option period and receive your earnest money back (minus the option fee).
Texas Option Period
In Texas, you typically have a 7-10 day "option period" after going under contract. During this time, you can terminate the contract for any reason (or no reason) and only lose your option fee (usually $100-$500). This is when you should schedule your inspection.
Tips for Buyers During Inspection
Attend the Inspection
Being present allows you to ask questions and get a firsthand look at any issues.
Take Notes and Photos
Document everything the inspector points out for future reference.
Ask About Maintenance
Learn about ongoing maintenance needs for major systems.
Get Contractor Estimates
For major repairs, get quotes from contractors to support negotiation.
Don't Panic Over Minor Issues
No house is perfect. Focus on major safety and structural concerns.
Work With Your Agent
Your agent can help prioritize issues and negotiate effectively with the seller.
Final Thoughts
A home inspection is an investment in your peace of mind and financial security. In North Texas, where foundation issues, severe weather, and extreme temperatures are common concerns, a thorough inspection is absolutely essential.
Remember, the inspection isn't meant to find every tiny flaw—it's designed to uncover significant defects and safety hazards. Work closely with your real estate agent to determine which issues warrant negotiation and which are simply part of owning an older home.
By understanding what to expect during the inspection process and how to respond to findings, you'll be better equipped to make informed decisions about one of the biggest purchases of your life.
Need Help Navigating the Home Buying Process?
I'll guide you through every step, from finding the right inspector to negotiating repairs. Let's make your North Texas home purchase as smooth as possible.
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