During the Option Period in Texas, inspections are your greatest protection.
They uncover hidden issues, reveal future expenses, and give us the information we need to negotiate repairs or concessions.
In North Texas, our soil, climate, and construction styles create unique inspection needs—foundations, roofs, HVAC systems, and drainage issues show up more here than in most other states.
When I represent buyers, I walk them through each inspection in detail so they understand what’s essential and what’s optional.
Here’s the full breakdown of the inspection types we use in Texas.
1. General Home Inspection (The Big One)
This is the core inspection—performed by a licensed Texas home inspector.
They evaluate:
✔️ Foundation clues
✔️ Roof condition
✔️ Attic structure
✔️ Electrical system
✔️ Plumbing system
✔️ HVAC basics
✔️ Water heater
✔️ Major appliances
✔️ Windows
✔️ Exterior grading
✔️ Safety hazards
✔️ Insulation
✔️ Ventilation
✔️ Drainage
✔️ Siding / brickwork
The general inspection often identifies areas where we may need specialists.
2. HVAC Inspection (Highly Recommended in North Texas)
Because Texas summers are intense, HVAC issues are extremely common.
A licensed HVAC technician checks:
✔️ Refrigerant levels
✔️ Compressor health
✔️ Condenser & evaporator coils
✔️ Heating system
✔️ Ductwork
✔️ Age and lifespan
✔️ Temperatures & performance
✔️ Gas lines (if applicable)
Repairing or replacing HVAC systems in Texas can cost thousands, so this inspection is crucial.
3. Foundation Evaluation (When Needed)
North Texas sits on expansive clay soil.
That means foundation movement is common—even in newer homes.
A structural engineer can provide:
✔️ Elevation readings
✔️ Settling patterns
✔️ Crack evaluation
✔️ Structural integrity
✔️ Drainage recommendations
✔️ Repair estimates (if needed)
I bring in foundation specialists when:
-
There are diagonal cracks
-
Doors stick
-
Floors feel uneven
-
Brick mortar shows separation
-
Gutters or drainage are poor
-
Inspector recommends it
This is one of the most important inspections for Texas buyers.
4. WDI / Termite Inspection (Required by Most Lenders)
A Wood-Destroying Insect (WDI) inspection checks for:
✔️ Termites
✔️ Carpenter ants
✔️ Beetles
✔️ Wood rot
✔️ Past damage
Texas has a warm climate—perfect for termites.
This inspection is fast and inexpensive, and almost always required for FHA and VA loans.
5. Sewer Scope Inspection (Critical for Older Homes)
A sewer scope uses a camera to inspect the sewer line.
It checks:
✔️ Cracks
✔️ Blockages
✔️ Root intrusion
✔️ Bellies or dips
✔️ Collapsed sections
✔️ Material type (cast iron vs. PVC)
This is especially important for:
-
Homes built before 1985
-
Homes with large trees
-
Homes with drainage problems
-
Homes in older Dallas/Plano neighborhoods
A sewer line replacement can cost $5,000–$25,000.
A $250 sewer scope is cheap insurance.
6. Roof Inspection (Often Done by a Roofer)
Roofs in North Texas deal with:
-
Hail
-
Wind
-
Intense heat
-
UV damage
When the general inspector flags concerns, I bring in a roofer to evaluate:
✔️ Hail impact
✔️ Shingle age
✔️ Granule loss
✔️ Flashing condition
✔️ Ridge deterioration
✔️ Chimney integrity
✔️ Previous patchwork
Roof replacements can range from $8,000–$25,000+, so we take this seriously.
7. Plumbing Inspection (If Needed)
A licensed plumber performs:
✔️ Pressure tests
✔️ Leak detection
✔️ Drain performance
✔️ Water heater inspection
✔️ Gas line testing
✔️ Pipe material evaluation
This inspection is essential if:
-
There are signs of leaks
-
Water pressure is inconsistent
-
Pipes are original (especially cast iron)
-
There’s moisture or staining under sinks
8. Electrical Inspection (If Needed)
A licensed electrician checks:
✔️ Panel safety
✔️ Breakers
✔️ Grounding
✔️ Wiring type
✔️ GFCIs & AFCIs
✔️ Outlets
✔️ Improper DIY work
Older homes may have outdated or unsafe components.
Electrical issues can be fire hazards, so we take this seriously.
9. Pool Inspection (If Applicable)
If the home has a pool, a pool technician checks:
✔️ Equipment
✔️ Heater
✔️ Filter system
✔️ Plaster
✔️ Pool deck
✔️ Pumps
✔️ Leaks
Pool repairs can be expensive, so a specialist is well worth the cost.
10. Chimney / Fireplace Inspection
Chimney specialists evaluate:
✔️ Flue integrity
✔️ Gas lines
✔️ Venting
✔️ Firebox
✔️ Safety concerns
This is important in older homes and homes with wood-burning fireplaces.
11. Irrigation System Check
Inspectors evaluate:
✔️ Sprinkler zones
✔️ Controller
✔️ Valve leaks
✔️ Coverage
✔️ Backflow device
Sprinkler repairs are common and often inexpensive, but they’re good to know upfront.
12. Additional Inspections (When Needed)
Depending on the home, we may also bring in:
✔️ Mold inspectors
✔️ Radon testing (rare in DFW)
✔️ Asbestos testing
✔️ Well/water quality inspectors (rural properties)
✔️ Septic system inspectors
✔️ Pest control specialists
These are less common but sometimes essential.
Which Inspections Are Mandatory?
✔️ General inspection (highly recommended)
✔️ WDI/Termite inspection (often required by lenders)
Everything else is optional but smart, depending on the home.
Which Inspections Matter Most in North Texas?
From experience, the top issues in our area are:
1️⃣ Foundation
2️⃣ Roof
3️⃣ HVAC
4️⃣ Drainage
5️⃣ Sewer line (older homes)
These are the most common areas where we see expensive surprises.
My Role in the Inspection Process
When I represent buyers, I:
✔️ Recommend the right inspections
✔️ Schedule everything for you
✔️ Attend inspections with you
✔️ Explain every report
✔️ Bring in specialists
✔️ Evaluate cost vs. risk
✔️ Negotiate repairs or credits
✔️ Protect your Option Period timeline
I handle everything—start to finish.
Bottom Line: Inspections Are Your Best Protection
Texas buyers have strong inspection rights.
Used wisely, inspections can help you:
✔️ Avoid bad deals
✔️ Negotiate better terms
✔️ Plan future repairs
✔️ Buy with confidence
My job is to guide you through every type of inspection so nothing gets missed.
Want an Expert to Guide You Through Texas Inspections?
If you’re buying in North Texas and want a Realtor who knows the local risks inside and out, I’d love to help.
