When I walk buyers through showings in North Texas, I’m not just pointing out pretty kitchens or talking about square footage—I’m scanning for issues that are specific to Texas homes, especially those built on our expansive clay soil.
A quick 15–30 minutes in a home can tell us a lot, if we know where to look.
Here’s exactly what I check for during every showing and what I teach buyers to look for as well.
1. Foundation Indicators (The #1 Issue in North Texas)
North Texas clay expands when wet and shrinks when dry, which can lead to foundation movement.
During showings, I watch for:
✔️ Diagonal cracks above door frames
✔️ Doors that stick or don’t latch
✔️ Cracks in brick mortar
✔️ Uneven floors
✔️ Drywall nail pops
✔️ Warped trim or baseboards
✔️ Gaps between the wall and ceiling
✔️ Cabinets pulling away from the wall
Not all cracks indicate foundation failure—but we take every sign seriously.
If I’m concerned, I recommend a structural engineer during the Option Period.
2. Roof Age, Condition & Hail Exposure
Texas roofs take a beating from hail, wind, and heat.
During showings, I check:
✔️ Granule loss on shingles
✔️ Curling or lifting shingles
✔️ Missing shingles
✔️ Staining on ceilings
✔️ Age of the roof from the disclosure
✔️ Patchwork repairs
✔️ Neighbor roofs (clues to past hailstorms)
Roofs older than 10–12 years often become insurance challenges.
3. HVAC System Age & Functionality
In Texas, HVAC systems are mission-critical.
During showings, I look for:
✔️ System age (label on outside unit)
✔️ Rust, corrosion, or damage
✔️ Odd noises or odors
✔️ Weak airflow
✔️ Dirty returns
✔️ Multiple thermostats (for zoning)
Most HVAC systems last roughly:
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10–12 years: AC units
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15–20 years: Furnaces
Older systems may require negotiation later.
4. Water Drainage & Grading Issues
Improper drainage is one of the biggest causes of foundation problems.
I check:
✔️ Slope of soil away from the home
✔️ Standing water
✔️ Gutter placement
✔️ Downspouts dumping near the foundation
✔️ Low spots near exterior walls
✔️ Neighbor drainage pointing toward the property
Good drainage = longer foundation life.
5. Signs of Water Damage or Plumbing Leaks
Water problems escalate quickly in Texas heat.
I look for:
✔️ Stains on ceilings
✔️ Warped laminate flooring
✔️ Musty smells
✔️ Rust around sinks or water heaters
✔️ Soft spots near showers/tubs
✔️ Mold-like discoloration
Water issues are a major area of focus during inspections.
6. Exterior Brick, Siding & Trim Condition
Texas sun and storms can age exterior materials quickly.
I check:
✔️ Cracked bricks
✔️ Separated mortar
✔️ Siding warping
✔️ Rotted fascia/soffits
✔️ Trim separation
✔️ Gaps around windows/doors (air leaks)
Small details outside often signal larger issues inside.
7. Windows & Energy Efficiency
With Texas heat, energy efficiency matters.
I look for:
✔️ Fogged windows (broken seals)
✔️ Cracked frames
✔️ Difficulty opening or closing
✔️ Single-pane windows in older homes
✔️ Solar screens or film
Window replacement can be expensive, so it’s good to know early.
8. Attic Access & Insulation Approximation
When possible during showings, I check attic spaces.
I look for:
✔️ Adequate insulation depth
✔️ Ventilation
✔️ Duct condition
✔️ Any signs of pests
✔️ Roof decking condition
✔️ Proper sealing around furnace flues
Attic conditions affect energy efficiency and comfort.
9. Appliances & Functional Systems
I look for overall condition and functionality of:
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Water heater age
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Oven & range
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Dishwasher
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Microwave
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Garage door openers
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Sprinkler system controller
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Pool equipment (if applicable)
These give clues about how well the home has been maintained.
10. Smells, Sounds & Temperature Differences
These small clues tell us more than buyers realize.
I pay attention to:
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Musty odors → potential moisture
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Hot rooms → HVAC or insulation issues
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Loud AC → failing compressor
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Quiet or overly “tight” homes → recent renovations hiding problems
I use experience from hundreds of showings to spot subtle red flags.
11. HOA, Lot Shape & Neighborhood Factors
Beyond the home itself, I look at:
✔️ Lot size & shape
✔️ Backyard usability
✔️ Proximity to power lines
✔️ Road noise
✔️ Neighborhood traffic patterns
✔️ Drainage swales
✔️ HOA rules that may affect future projects
These factors affect long-term value and quality of life.
12. Things Texas Buyers Often Miss (But I Don’t)
✔️ Gas line placement
✔️ Fireplace venting
✔️ Cracks in garage slab
✔️ Outdated electrical panels
✔️ Ungrounded outlets
✔️ Fence lean (often hiding soil issues)
✔️ Trees planted too close to foundation
✔️ Grading behind the AC unit
These are small but important details we evaluate together.
Bottom Line: Showings Are More Than Just Looking at the Layout
My job is to protect you—not to sell you.
During showings, I’m looking at long-term risk, future costs, and resale value—not just cosmetics.
This Texas-specific approach helps you make confident decisions from the very beginning.
Want a Realtor Who Can Spot Issues Before the Inspection?
If you want someone who knows North Texas foundations, roofs, HVAC systems, drainage, and all the local risks, I’d love to help.
