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.
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? →
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