Questions, answered
Clear answers about Texas home inspections, from what the TREC standards cover to what North Texas soil, hail and heat mean for the home you love.
A home inspection is a visual survey and basic performance evaluation of a home’s systems and components, using normal controls, at the time of the inspection. In Texas it is performed by a TREC-licensed inspector and reported on the state-promulgated report form. It tells you the condition of the home today; it is not a guarantee, a warranty or a code inspection.
We evaluate the major systems a buyer cares about: structure and foundation, grading and drainage, roof and attic, walls, ceilings, floors, doors and windows, electrical, heating and cooling, plumbing, water heaters, built-in appliances and lawn sprinklers. Every inspection follows the TREC Standards of Practice and is reported on the TREC form, and we are very thorough: we test every accessible outlet, window, door and appliance, and use a thermal camera throughout. Pool and spa, septic, sewer scope, termite (WDI) and Zip Level foundation surveys can be added.
Every standard Dragonfly residential inspection is very thorough and includes:
Pool and spa, septic, sewer scope, termite (WDI) and Zip Level surveys can be added.
Most inspections take 2.5 to 4 hours on site. An average 2,000 sq ft home takes one inspector about 2.5 hours, plus about an hour to finish the report and walk you through the findings. On larger properties we add inspectors, so the visit stays within about four hours regardless of size.
Yes, if you can. Joining us, especially for the last part, lets you see conditions first-hand, ask questions and learn where shutoffs and key equipment are. If you can’t be there, the written report and photos are designed to stand on their own, and we are happy to talk through them by phone.
Comfortable shoes, your questions and, if you have them, the seller’s disclosure and any repair records. A notepad or phone for photos is helpful. You do not need tools; we bring everything the inspection requires.
Yes. Water, electricity and gas should be on, with pilot lights lit, so systems can be operated and tested. Under the TREC standards, inspectors are not required to turn on decommissioned utilities or light pilots, so anything that can’t be operated is reported as not inspected.
Make sure all utilities are on, and clear access to the attic hatch, electrical panel, water heater, HVAC equipment and under-sink areas. Unlock gates, garages and outbuildings, and provide remotes or codes where needed. Inspectors are not required to move furniture or stored belongings, so blocked areas may go uninspected.
Read more: What should a seller do to prepare for the inspection? →
Yes. Our inspectors are licensed by the Texas Real Estate Commission (TREC) and also hold Texas Department of Agriculture licenses for wood-destroying insect (termite) inspections. You can verify any Texas inspector’s TREC license on TREC’s website.
No. A home inspection is not pass/fail. The report documents the condition of each system and identifies deficiencies, and you decide what matters for your purchase. Even brand-new homes typically have items noted.
Under TREC’s general limitations (§535.227(d)), inspectors are not required to inspect items outside the standards, elevators, detached buildings, decks, docks, fences and waterfront structures, anything buried, hidden or concealed, subsurface drainage, automated or smart-home controls, security and data systems, solar panels, or concrete flatwork such as driveways and patios. The standards also allow a licensed inspector to inspect additional items when competent to do so. At Dragonfly, driveways, patios, decks, docks, fences and detached buildings are included in our inspections.
Read more: What are Texas inspectors not required to inspect? →
No. TREC’s standards specifically state that inspectors are not required to determine compliance with any building code, listing or testing authority. Some items in the standards reflect current safety practices, so an older home may show deficiencies even if it was built to the code of its day.
No. We don’t perform mold testing. When we see conditions that suggest it, such as active leaks, staining or moisture, we report them and refer you to a specialist. In Texas, mold assessment and mold remediation require separate licenses from the Texas Department of Licensing and Regulation (TDLR), and a TDLR-licensed mold assessor is the right professional to test.
No. We don’t perform radon, air quality or other environmental testing, and we refer clients to specialized environmental testing companies. Texas currently has no state radon certification requirement; Texas Tech University’s Texas Radon program points consumers to testers certified by the National Radon Proficiency Program (NRPP). Asbestos and lead work is regulated separately, so ask any specialist for their credentials.
Read more: Do you test for radon, asbestos, lead or air quality? →
Not by default. TREC’s standards say a real estate inspector is not required to determine the presence or absence of termites or other wood-destroying insects. A separate wood-destroying insect (WDI) inspection is regulated by the Texas Department of Agriculture, and our inspectors hold TDA licenses to perform it in-house, usually on the same visit.
A home inspection is visual and non-invasive to finished materials. Inspectors are not required to inspect anything concealed, buried or hidden, and the standards do not require destructive testing that damages sound finishes. We look carefully for the visible clues—stains, cracks, sloped floors, moisture—that suggest what may be happening out of sight.
The TREC report form notes that inspectors are not required to climb over obstacles or move furnishings or stored items. Areas blocked by belongings, rugs, or vehicles may be limited, and we will note those limitations in the report. A pre-inspection walk-through or seller cooperation helps.
TREC’s standards do not require inspectors to report cosmetic or aesthetic conditions or ordinary wear and tear. The focus is on conditions that materially affect performance or present a hazard. If we notice something cosmetic that could point to a larger issue, such as a crack or stain, we’ll mention it.
The standards do not require inspectors to determine life expectancy or age, insurability, warrantability, energy efficiency, or recalls. We describe current condition and visible wear, and where a data plate is legible our reports note the equipment’s manufacture date from its serial number. Even so, no inspector can predict exactly when a system will fail.
Read more: Will you tell me how old something is or how long it will last? →
No. TREC lists automated and programmable controls, security and data distribution systems, remote controls and smart-home components among items inspectors are not required to inspect. These are best evaluated by the installing contractor or a low-voltage specialist.
Read more: Do you inspect security, audio, low-voltage or smart-home systems? →
Among other things, TREC inspectors are not required to predict future conditions, operate shutoff or pressure valves, declare anything “safe,” review permits or prior reports, verify sizing of drainage or gutter systems, operate sump or recirculation pumps, provide repair cost estimates, or perform re-inspections. Reading the full general limitations is worthwhile before any inspection.
Read more: What else is outside the scope of a standard inspection? →
Very. We test every accessible outlet, window, door and appliance, run each sprinkler zone, measure air conditioning performance at the registers, heat the oven to temperature, and walk most roofs. A thermal camera is a core tool on every full home inspection. The goal is simple: tell you what a buyer reasonably wants to know about the home.
Yes. The thermal camera is a core tool on every full home inspection, included at no extra cost: we use it on ovens, HVAC equipment, insulation and leak detection, with a moisture meter to confirm suspected moisture. We walk most roofs and use a drone for hard-to-reach areas and larger properties. A Zip Level foundation elevation survey is available as an add-on.
Read more: Do you use a thermal camera, moisture meter or drone? →
We won’t cut into walls, damage finishes, take apart sealed equipment or put anyone at risk, and some questions still need a licensed specialist or engineer. When we find something that deserves a closer look, we say so clearly and recommend the right professional.
Read more: Is there anything you won’t do during an inspection? →
It’s included at no extra cost with every full home inspection. The thermal camera is part of every full Dragonfly home inspection: it helps us confirm ovens heat properly, check HVAC performance, find missing insulation and detect leaks that aren’t visible to the eye. Thermal images are included in your report where they help explain a finding. Just want a thermal scan? Thermal imaging can also be ordered on its own as a single-component inspection. Mention it when you schedule or request a quote.
Our reports pair photos with clear, plain-English explanations and practical recommendations, and about an hour of each visit is set aside to finish the report and walk you through the findings. We’re glad to answer questions after you read the report, too.
No. A thermal camera reads the surface temperature of walls, ceilings and floors and turns it into an image. It cannot see inside a wall or show pipes, wiring or framing directly. What it can do is show temperature patterns on the surface, such as a cool area from moisture or a gap in insulation, that give our inspectors a reason to look closer.
No. A thermal image shows temperature differences, and an air leak, an insulation void and moisture can look similar. When the camera shows a pattern that could be moisture, we check it with a moisture meter before reporting it. Thermal imaging also can’t identify the source of a leak or test for mold; we don’t perform mold testing, and we refer you to the right specialist when conditions suggest it.
Read more: Does a thermal image prove there’s a leak or mold? →
Thermal imaging needs a temperature difference to work. Weather, sun on a wall, how long the heating or cooling has run and recent water use all affect what shows up. A leak that has dried out or reached room temperature may not appear, and materials such as brick, stone and reflective surfaces are hard to read. Like the rest of the inspection, it reflects conditions at the time of the inspection and is not a guarantee.
Our inspectors use the thermal camera to help find signs of hidden moisture at ceilings, walls and floors, missing or incomplete insulation, and ductwork or insulation problems; to read supply and return air temperatures at the HVAC registers; and to confirm ovens and cooktop burners heat. Thermal images are included in your report where they help explain a finding.
Read more: What does thermal imaging look for during an inspection? →
TREC requires licensed inspectors to use its promulgated Property Inspection Report form, currently REI 7-6, for real estate inspections. The form includes a preamble explaining the inspector’s and client’s responsibilities, followed by sections for structural, electrical, HVAC, plumbing, appliance and optional systems.
Each item is marked I (Inspected), NI (Not Inspected), NP (Not Present) or D (Deficient). NI is used when an item is present but couldn’t be inspected or fully inspected, and the inspector should explain why. D means the item has a deficiency as defined by TREC.
TREC defines a deficiency as a condition that, in the inspector’s reasonable judgment, adversely and materially affects the performance of a system or component, or constitutes a hazard to life, limb or property as specified in the standards. Deficient does not always mean expensive; it means the item needs attention.
TREC’s standards require some items to be reported as deficient based on current safety practices, even in homes that met the code when built. A long list is normal, especially for older or larger homes. Our explanations help you separate safety items and costly repairs from routine maintenance. New homes are no exception: one recent new-build report listed loose flashing and raised shingles, missing weep holes, a leaking water heater with an improperly terminated relief valve pipe, uninsulated PEX in the attic and garage door photo eyes mounted too high.
Yes. Each finding in our reports is paired with photos showing what we saw and where, a plain-English explanation, a label such as “Safety Hazard” or “Recommendation,” and the type of professional to contact. That makes it easy to share findings with your agent, contractors and the seller. Recent residential reports included roughly 150 to 280 photos, plus short videos of items such as smoke alarm tests and drains.
The same day. Most reports are ready before we leave the property, thanks to a refined process that doesn’t sacrifice quality. That gives you the most time possible within your option period.
The report belongs to you, the client. We deliver it to you, and with your permission, to your real estate agent. Your report will not be shared with anyone else without your consent.
No. TREC’s standards do not require inspectors to provide repair cost estimates, and we recommend getting bids from qualified, licensed contractors for accurate pricing. Your report gives contractors exactly what they need to quote the work.
Much of the Dallas-Fort Worth area sits on expansive clay soils that swell when wet and shrink during drought. That seasonal movement stresses slab and pier-and-beam foundations. Cracked slab corners, cracks in brick veneer or drywall, sticking doors and sloped floors are common signs we look for and document.
Read more: Why are foundation issues so common in North Texas? →
We report our opinion of whether the foundation is performing as intended, along with the visible evidence behind that opinion. When the signs warrant it, we recommend evaluation by a structural engineer, often a smart step during your option period. For measured data, add a Zip Level foundation elevation survey.
Read more: Can you tell me whether the foundation is failing? →
Hail is a regular part of North Texas weather and can bruise shingles, loosen granules, dent metal and damage flashing, skylights and vents. We report visible damage and conditions that affect performance. Insurance claim decisions are made by your insurer and adjuster, not the inspector.
A Zip Level survey is an add-on to the home inspection. Using a ZIPLEVEL high-precision altimeter, we take floor elevation readings throughout the home from a fixed reference point and record the differences, showing which areas are higher or lower. It documents floor elevations on the day of the inspection. Because no slab is perfectly level when poured, a single survey cannot show how much a foundation has moved over time, and it is not an engineering evaluation.
Yes, we walk most roofs. For hard-to-reach areas and larger properties we use a drone, and wet conditions or fragile materials such as tile or slate may also call for a drone or other vantage points. The report states how the roof was inspected. For example, a fully two-story roof or a roof that is wet after rain is inspected by drone rather than walked.
With expansive clay soils, water that pools near the foundation is a major driver of movement. We look at grading, gutters and downspouts, and where water is directed. Good drainage is one of the most cost-effective ways to protect a North Texas home.
Read more: Why does grading and drainage matter so much here? →
Texas attics often top 130°F in summer, which stresses roof decking, wiring, ductwork and HVAC equipment. The attic often shows roof leaks, insulation problems, ventilation shortfalls and pest activity first, and our thermal camera helps reveal missing insulation from inside the home. Areas without safe access are noted.
North Texas freezes are infrequent, but events like the 2021 winter storm showed how vulnerable exposed pipes, sprinkler backflow devices, pool equipment and water heaters can be. We note visible evidence of past leaks and exposed plumbing. Ask us about practical freeze-protection steps after you move in.
Storm shelters are not among the systems the TREC standards require inspectors to inspect. If the home has one, let us know when you book; we can note its visible condition, and the manufacturer or installer is best placed to confirm its rating.
Many older DFW neighborhoods have pier-and-beam foundations with crawl spaces. We inspect accessible crawl spaces for supports, moisture, ventilation, plumbing and pest conditions. Limited or unsafe access is noted in the report.
Read more: What should I know about older pier-and-beam homes? →
Across our North Texas reports, some findings come up again and again: corner cracks in slab foundations, poor grading or erosion that lets water sit near the foundation, missing or incomplete gutters, gaps in attic insulation, failed window seals (fogging between panes), settlement cracks in brick veneer, missing GFCI protection in older homes, broken or missing outlet cover plates, and AC systems that need service. Most are manageable when you know about them early. Recent reports also show high soil against the foundation, missing weep holes over garage doors, gaps in siding and trim, kick-out flashing needed where a roof meets a wall, minor hail hits on shingles, and garage-to-house doors that don’t self-close.
Read more: What are the most common findings in DFW homes? →
Yes. A Dragonfly inspection includes driveways, walkways and patios, decks, docks, fences and gates, detached garages, sheds and other outbuildings. We look at them with the same very thorough approach we use on the house, noting things like settlement and trip hazards in flatwork, loose railings and connections on decks and docks, leaning or damaged fencing, and the condition of detached structures. Findings are photographed and included in your report.
Read more: Do you inspect decks, docks, fences and outbuildings? →
We inspect the service entrance and panels, branch circuits, visible wiring, receptacles, switches, fixtures, GFCI and AFCI protection, and smoke alarms, as required by TREC. Panels are opened when safe to do so. Concerns are reported with a recommendation for a licensed electrician. Every accessible outlet is tested with an outlet tester. Recent findings include a kitchen GFCI that failed to trip, an open ground at a bathroom receptacle, an uncovered junction box in the attic, aluminum service conductors without anti-oxidant compound, and panels without surge protection.
Some older panel brands have documented performance concerns, and TREC’s standards call for reporting certain conditions in panels and breakers. We report what we observe and recommend evaluation by a licensed electrician when a panel warrants it.
Single-strand aluminum branch wiring, found in some homes from the mid-1960s to the 1970s, has been linked to overheating at connections, and the CPSC has published guidance on repairs. Older ungrounded or cloth-insulated wiring may also warrant attention. We report wiring types we can see and recommend a licensed electrician where needed.
We operate the heating and cooling systems with normal controls and inspect the visible equipment, ductwork, condensate drainage, and venting. For every unit we measure return and supply air temperatures and record the difference, often called the temperature split. A cooling split better than 15°F is generally considered acceptable, and Dragonfly typically likes to see 18°F to 22°F. What’s acceptable depends on the age and type of system, so our inspectors use years of field experience to judge each one. Below about 18°F, we may still recommend service by a qualified HVAC contractor. Heating splits in our recent reports ran about 27°F to 40°F. We also read equipment age and refrigerant type from the data plates. Typical findings include rust or mineral deposits in the drain pan, water in the secondary drain (often a clogged primary line) and condensate lines missing insulation in the attic. Maintenance history and remaining life are best confirmed with an HVAC contractor.
Read more: What do you check on heating and cooling systems? →
We inspect visible supply and drain lines, fixtures, faucets, toilets, showers and tubs, water pressure, gas distribution, and the water heater, operating fixtures to look for leaks and drainage problems. Buried and concealed pipes can’t be seen, which is why a sewer scope is valuable for many homes. We record the static water pressure (recent readings ranged from 50 to 79 psi). Typical findings include a shower diverter that didn’t fully divert, loose supply lines under a sink, PEX lines without insulation in the attic, hose bibs missing vacuum breakers and missing cleanout caps.
We check the water heater’s operation, venting, temperature and pressure relief valve setup, connections, and installation details such as drain pans and gas connections. Tankless units are included. Inspectors are not required to operate the relief valve itself. In recent reports we have found a brand-new water heater actively leaking, relief valve discharge pipes that ended where they could scald someone, uninsulated water lines on garage units, and missing gas sediment traps. We also measure the hot water temperature at a fixture and read the unit’s age from its data plate.
Yes. We operate built-in appliances such as dishwashers, disposers, ranges, cooktops, ovens, built-in microwaves, exhaust fans and garage door openers as described by the TREC standards. Refrigerators, washers and dryers are not part of the standard scope.
Running equipment outside its intended conditions can strain or damage it, so heating usually isn’t operated on hot days (our reports note when it was above about 75°F outside), and air conditioning isn’t run in very cold weather. When we can’t operate a system for this reason, the report says so and why, so you can have it checked when conditions allow.
R-22 is an older air-conditioning refrigerant that has been phased out of production in the U.S., so recharging an R-22 system can be costly. When the unit label indicates R-22, our reports include an informational note. It doesn’t mean the system is failing, but it is useful when budgeting for future replacement.
Yes. We test smoke alarms with their test buttons and note missing alarms where they are expected. In homes with gas appliances or attached garages, we also note when carbon monoxide alarms are not present, a common and inexpensive fix we often recommend.
TREC’s standards list optional systems such as lawn sprinklers, pools and spas, outbuildings, private water wells and on-site sewage (septic) systems. At Dragonfly, lawn sprinklers and outbuildings are included with every standard inspection, along with decks, docks, fences and flatwork. Pools and spas, wells and septic systems can be added when you book.
Throughout the home we test every accessible outlet, along with switches and fixtures, and check GFCI and AFCI protection. Common findings in our North Texas reports include missing GFCI protection at kitchens, baths, garages and exteriors, especially in older homes; panel issues such as missing or improper cover screws, double-lugged (double-tapped) neutrals and damaged service conduit; Federal Pacific Stab-Lok panels, a brand with a reputation for breaker failure; open grounds, open neutrals and inoperable receptacles; extension cords used as permanent wiring, exposed wiring and missing cover plates; and missing smoke alarms in sleeping rooms or no carbon monoxide alarm in homes with gas appliances. We recommend a licensed electrician evaluate electrical deficiencies.
Read more: What are common electrical findings (GFCI, outlets, panels)? →
The water heater findings we see most often are missing or improper TPR (temperature and pressure relief) discharge piping, missing drip-pan overflow lines, poor venting and a missing sediment trap on the gas line. Elsewhere in the plumbing system we commonly report leaks at trap connections, faucets and shower heads; slow or poorly draining fixtures; loose toilets at the floor; missing or inoperable sink stoppers; water pressure that measured too high or too low; and aging pipe materials in older homes, such as corroded galvanized drains and cast iron. Gas piping, including CSST, is checked for bonding as TREC standards require.
Read more: What are common plumbing and water heater findings? →
The most frequent HVAC finding in our sample is inadequate cooling, where the temperature split (the difference between return and supply air) fell outside the expected range or some rooms received too little cool air. A cooling split better than 15°F is generally considered acceptable, and Dragonfly typically likes to see 18°F to 22°F, judged for the system’s age and type. Other common findings include missing sediment traps on furnace gas lines, dirty or rusty burners, uninsulated condensate lines, a missing overflow pipe at the drip pan, moisture at the plenum or air handler, damaged or poorly insulated ductwork, condenser pads settled too low, poor clearance around outdoor units, and dirty or improperly sized filters.
Read more: What are common heating and air conditioning (HVAC) findings? →
Common structural and exterior findings in our North Texas reports include settlement cracks in brick veneer, interior drywall and ceilings, and occasionally the slab itself; negative grading, flower beds banked against the foundation, disconnected downspouts and missing splash blocks that send water toward the slab; evidence of previous foundation repair; attic insulation below today’s recommended depth or missing in sections; hail damage to roof vents and coverings, loose or raised shingles, missing kick-out flashing and tree limbs over the roof; failed double-pane window seals (fogging), moisture-stained sills and sealant needed at windows and trim; missing weep holes; and baluster spacing wider than modern safety standards.
Read more: What are common roof, attic, foundation and exterior findings? →
Common appliance findings include ovens that would not heat or did not hold the set temperature, burners that would not light, and damaged controls; garage door operators that failed to reverse, manual locks not disabled on doors with an opener, or photo-eye sensors mounted more than 6 inches above the floor; dishwashers without a high loop or air gap in the drain line; exhaust fans and dryer ducts that end in the attic instead of outdoors, or missing bath exhaust; and inaccessible gas shut-offs and grease buildup at vent hoods.
Read more: What are common appliance, dryer vent and garage door findings? →
A stain on a ceiling or wall is a visible clue of past or present water intrusion, such as a roof, plumbing or HVAC condensate leak. We use a thermal camera and a moisture meter to help tell an old ceiling stain from an active leak, and we report what we observe so the right professional can find the source and make repairs. We don’t perform mold testing; when we see conditions that suggest it, such as active leaks, staining or moisture, we report them and refer you to a specialist.
For sprinkler systems, we run each zone and commonly find broken heads, leaking fittings and zones that do not respond from the controller. For pools and spas, common findings include wall cracks, coping that needs resealing, heaters that would not operate, and lights or controls that failed to respond. For fencing and gates, we often note broken or leaning posts and gates that do not latch, which matters for pool safety.
Read more: What are common sprinkler, pool and fence findings? →
A pool and spa inspection evaluates the visible surfaces, equipment such as pumps, filters, heaters and controls, and safety items like barriers and drain covers, according to TREC’s optional systems standards. It’s strongly recommended for any home with a pool.
If the home is on a private on-site sewage facility, which is common in rural and semi-rural North Texas, yes. Septic repairs can be costly, and the system’s condition isn’t visible in a standard inspection. Our own inspectors perform septic inspections in-house; on-site sewage facilities in Texas are regulated by TCEQ.
A sewer scope runs a camera through the main drain line to look for cracks, root intrusion, sags, separations and blockages. The TREC standards don’t require inspecting the interior of drain lines, so it’s a separate service that our inspectors perform in-house. It’s especially worthwhile for older homes and homes with mature trees.
A wood-destroying insect inspection looks for evidence of termites and other wood-destroying insects and conducive conditions. In Texas it is regulated by the Texas Department of Agriculture’s structural pest control program and reported on its official WDI form. Our inspectors hold TDA licenses and perform WDI inspections in-house. Lenders sometimes require one.
Read more: What is a WDI (termite) inspection? → Watch the video
Many new homes come with a one-year builder warranty. An inspection before it expires documents defects while the builder is still responsible for correcting them. It’s one of the best values in home ownership.
Phase inspections check a new home at key stages of construction, such as before the foundation pour, before drywall and at completion, while issues are still easy to see and fix. Even with city inspections, an independent set of eyes protects your investment. At the pre-drywall stage, for example, we check sheathing tape and house wrap, framing straightness, headers, hangers, cripples, fireblocking, cabinet and tub blocking, and windows. Recent findings included improperly lapped sheathing tape, bowed studs and broken window glass, all easy to fix before drywall.
A pre-listing inspection shows you what a buyer’s inspector is likely to find, before you list. You can make repairs on your schedule, price the home with confidence and reduce surprises during negotiations.
Read more: Why would a seller get a pre-listing inspection? →
Yes. Commercial inspections are scoped to the property and your goals, from small retail and office spaces to multi-unit buildings. Contact us to discuss the property so we can provide an accurate quote.
In a typical Texas contract, the buyer pays an option fee for an agreed number of days during which the buyer has an unrestricted right to terminate. That window is when inspections and repair negotiations usually happen, so schedule your inspection early. Your real estate agent can advise on your specific contract.
Read the full report, note the deficiencies that matter most to you, and talk with your agent. Get bids or specialist evaluations for significant items while you’re still within your option period. We’re happy to answer questions about any finding.
Your agent typically prepares a repair amendment or request based on the report. Focus on safety issues, major systems and costly repairs rather than minor items. Some buyers negotiate a price reduction or credit instead of repairs.
Yes. We recommend licensed, qualified professionals for repairs—especially for electrical, plumbing, gas, HVAC, roofing and structural work—and asking for receipts and warranties. Good documentation helps you now and when you sell.
Read more: Should repairs be made by licensed professionals? →
Yes. Re-inspections are uncommon, but we offer them to confirm requested repairs were completed. There is typically a $150 trip charge; small re-checks may be at no charge at our discretion. Call us to discuss what you need.
No. A home inspection describes conditions observed on the day of the inspection and can’t predict future failures. Ask your agent about home warranty plans if you want coverage for future repairs.
Book online through our schedule page, or call (817) 454-1066. Schedule as soon as your contract is signed to make the most of your option period; your report arrives the same day.
Pricing depends on the home’s size, age, location and any added services such as pool and spa, septic, sewer scope, WDI or a Zip Level survey. Request a quote online for accurate pricing on your property.
Payment is requested before the inspection. We accept credit and debit cards, Zelle, Venmo, cash and check. When you pay by credit card, the card processing fee is passed through.
Life happens. We don’t have a cancellation policy, and rescheduling is easy: just call (817) 454-1066 or email info@dragonflyinspections.com.
We serve North Texas and the greater Dallas-Fort Worth area, including Tarrant, Denton, Parker, Wise and surrounding counties. See our service areas page, and if you don’t see your city, give us a call.
Yes. Pool and spa, septic, sewer scope, termite (WDI) and Zip Level foundation surveys are all performed in-house by our own team, so they can usually be completed on the same visit. Select them when you book or ask for a quote.
Read more: Can I add specialty inspections to my home inspection? →
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