If you’re buying a home in Frisco, Prosper, McKinney, Celina, Plano, Little Elm, Melissa, or anywhere in North Texas, there are two systems you absolutely must pay attention to:
✔️ The foundation
✔️ The HVAC system
These are the two most expensive, most common, and most Texas-specific problem areas in our market.
When I represent buyers, I focus heavily on these because fixing them can cost thousands—and sometimes tens of thousands—of dollars.
This guide breaks down exactly what you need to know.
1. Why North Texas Has So Many Foundation Issues
Foundation problems here are not a coincidence—they come from the soil.
North Texas sits on highly expansive clay.
It expands dramatically when wet
and contracts aggressively when dry.
This movement causes:
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Cracks
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Shifting
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Sloping floors
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Doors sticking
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Brick separation
The older the home and the more extreme the weather, the more likely we are to see foundation symptoms.
2. Signs of Foundation Movement I Look For During Showings
Even before inspections, I’m scanning for:
✔️ Diagonal cracks above doorways
✔️ Doors that don’t latch
✔️ Cracks in exterior brick mortar
✔️ Uneven or bouncy floors
✔️ Gaps between wall and ceiling
✔️ Baseboards pulling away
✔️ Separations around windows
✔️ Piers or patches around the foundation
Some cracks are cosmetic.
Others point to structural concerns.
I know the difference—and call in an engineer if needed.
3. When a Foundation Engineer Should Be Called
I bring in an engineer when:
✔️ Floors slope noticeably
✔️ There are wide cracks in brick
✔️ Cracks run from floor to ceiling
✔️ Doors or windows are visibly misaligned
✔️ Standing water sits around the perimeter
✔️ General inspector recommends further review
An engineer will:
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Take elevation measurements
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Diagnose movement
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Recommend drainage fixes
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Recommend or reject pier installation
Their report provides real clarity.
4. Typical Foundation Repair Costs in North Texas
These vary widely depending on severity.
✔️ Minor leveling or drainage fixes: $500–$2,500
✔️ Pier installation (common): $5,000–$15,000
✔️ Full perimeter stabilization: $15,000–$30,000+
✔️ Major structural repairs: $30,000–$60,000+
I help buyers understand whether a home is still a good investment given the condition and cost.
5. Drainage Problems Are the #1 Cause of Foundation Issues
In North Texas, bad drainage = foundation movement.
I am always looking for:
✔️ Downspouts dumping near the home
✔️ Negative grading
✔️ Standing water
✔️ Soil erosion
✔️ Missing gutters
✔️ Neighbor water flowing into the lot
Drainage fixes are often cheap compared to foundation work.
6. Why HVAC Issues Are So Common in North Texas
North Texas HVAC systems work harder than almost anywhere else in the country.
✔️ 100+ degree summers
✔️ High humidity
✔️ Long cooling seasons
✔️ Large two-story homes
A system that may last 15–20 years elsewhere might only last 10–12 years here.
7. What I Look for in HVAC Systems During Showings
Before we ever bring a specialist, I check:
✔️ System age (sticker outside)
✔️ Strength of airflow
✔️ Temperature difference
✔️ Rust or corrosion
✔️ Dirty returns (sign of poor maintenance)
✔️ Loud or straining compressors
✔️ Multiple thermostats (zoning awareness)
✔️ Age of furnace (important in gas homes)
If something looks off, we bring in an HVAC tech during the Option Period.
8. The Most Common HVAC Problems in North Texas
A) Low Refrigerant Levels / Leaks
Often seen in older systems or neglected units.
B) Failing Compressors
Heat + age leads to compressor burnout.
C) Dirty Coils or Filters
Common in homes where maintenance was inconsistent.
D) Faulty Capacitors or Contactors
These parts fail often in extreme heat.
E) Inadequate Ductwork
This creates hot and cold spots throughout the home.
F) End-of-life systems
Many homes on the market have units 12–18+ years old.
9. Typical HVAC Repair and Replacement Costs
✔️ Capacitor: $150–$350
✔️ Contactors: $150–$300
✔️ Refrigerant recharge: $300–$900
✔️ Coil replacement: $1,500–$3,000
✔️ Furnace replacement: $4,000–$8,000
✔️ Full system replacement: $8,000–$18,000+
A single failing system can massively impact negotiations—and I use that to your advantage.
10. Two-Story Homes Have More HVAC Issues
Two-story homes often struggle with:
✔️ Hot second floors
✔️ Poor duct balance
✔️ Undersized upstairs units
✔️ Bad zoning
✔️ Weak returns
This is why I check airflow in every room during a showing.
11. Why HVAC and Foundation Should Influence Your Offer Strategy
If everything else in the house looks good but:
✔️ Foundation repairs are needed
or
✔️ HVAC replacement is imminent
…we factor those costs into:
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Offer price
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Repair negotiations
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Concessions
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Long-term budgeting
I make sure you’re never blindsided.
12. My Strategy for Protecting Buyers Against These Issues
When you work with me, I:
✔️ Walk the property with a trained eye
✔️ Spot early signs of trouble
✔️ Bring in the right specialists
✔️ Estimate repair costs
✔️ Negotiate aggressively
✔️ Advise whether the home is worth it
✔️ Ensure you’re buying with full clarity
You won’t go into this blind.
Bottom Line: North Texas Homes Have Unique Risks—And You Need to Know Them
HVAC and foundation systems are expensive, complicated, and critical to the health of a home.
My job is to:
✔️ Spot issues early
✔️ Verify with experts
✔️ Protect your Option Period
✔️ Negotiate smart
✔️ Ensure the home is a sound investment
You deserve a home that’s safe, comfortable, and structurally reliable.
Want a Realtor Who Understands North Texas Foundations & HVAC Systems?
If you want an expert who can spot foundation clues and HVAC problems before you ever write an offer, I’d love to help.
