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.
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