The Texas Home Inspection Checklist: What to Look For Before You Buy

A home inspection is the most important protection you have as a buyer. It is the difference between buying your dream home and inheriting someone else's nightmare. In the Dallas-Fort Worth area, where expansive clay soil wreaks havoc on foundations and summer hailstorms punish roofs, knowing what to look for during an inspection is not optional. It is essential.

This guide gives you a complete home inspection checklist tailored to Texas and the DFW market. You will learn what professional inspectors examine, the Texas-specific issues that catch out-of-state buyers off guard, how to read an inspection report, and when a repair request is reasonable versus when it is time to walk away.

What Home Inspectors Check: The Complete Breakdown

Texas home inspectors are licensed by the Texas Real Estate Commission (TREC) and follow a standardized checklist. A thorough inspection covers every major system in the home. Here is what they look at and why it matters in DFW.

Foundation

Foundation is the number one concern for Plano, Frisco, Arlington, and virtually every DFW community. North Texas sits on highly expansive clay soil that swells dramatically when wet and shrinks when dry. This constant expansion and contraction cycle puts enormous stress on concrete slab foundations, which is the dominant foundation type in the metroplex.

Inspectors look for:

• Cracks in exterior brick or interior drywall: Diagonal cracks radiating from window and door corners are classic signs of foundation movement
• Doors and windows that stick or won't close properly: This indicates the frame has shifted with the foundation
• Uneven or sloping floors: Walk the home and pay attention to whether you feel the floor tilting
• Gaps between walls and ceilings or walls and floors: Separation indicates structural movement
• Cracks in the visible slab or pier-and-beam components: Hairline cracks are normal, but wide or stair-step cracks warrant further evaluation

Roof

DFW roofs take a beating. Between the intense summer heat, severe thunderstorms, and periodic hailstorms, a roof's lifespan in North Texas is typically 15-20 years for standard architectural shingles, shorter than the national average.

Inspectors check:

• Shingle condition: Curling, buckling, missing, or granule loss indicate aging or storm damage
• Hail damage: Dents in shingles, soft spots, or exposed mat. DFW gets significant hail events every few years
• Flashing around penetrations: Vents, chimneys, and skylights are common leak points
• Gutters and drainage: Proper water diversion protects the foundation (critical in DFW)
• Attic ventilation: Inadequate ventilation in Texas heat dramatically shortens roof life
• Age and remaining life: Ask the seller for the roof installation date and any insurance claims

If the roof has had hail damage repaired through an insurance claim, ask for documentation. If a claim was filed but not repaired, you may be buying a property with a compromised roof and a complicated insurance history.

HVAC System

Air conditioning is not a luxury in DFW. It is a survival necessity. With summer temperatures regularly exceeding 100 degrees for weeks at a time, your HVAC system runs nearly non-stop from May through October. This heavy use means DFW HVAC systems wear out faster than in milder climates.

• Age of the system: Most DFW HVAC units last 12-15 years. Replacement costs run $6,000-$12,000 or more for a full system
• Cooling capacity: The system should be properly sized for the home's square footage. Undersized units run constantly and fail prematurely
• Ductwork condition: Leaky ducts in a hot Texas attic can waste 20-30% of your cooling
• Refrigerant type: Older systems using R-22 (Freon) are expensive to service and should be replaced
• Maintenance history: Ask if the system has been serviced annually. Neglected systems fail sooner

Plumbing

Plumbing inspections cover both the supply lines (water in) and drain lines (water out). In DFW, pay special attention to:

• Pipe material: Older homes may have galvanized steel pipes that corrode from the inside, restricting flow. Polybutylene pipes (common in 1980s-1990s construction) are prone to failure and may be uninsurable
• Water pressure: Low pressure could indicate corroded supply lines or municipal issues
• Water heater age and condition: Tank water heaters last 8-12 years. Check for rust and the manufacture date on the label
• Visible leaks: Under sinks, around toilets, at water heater connections
• Sewer line condition: On homes older than 20 years, consider a sewer scope inspection ($150-$300) to check for root intrusion, bellying, or cast iron deterioration

Electrical

Electrical issues are both a safety hazard and an expensive repair. Inspectors examine:

• Electrical panel: Look for recalled panels (Federal Pacific, Zinsco) that are fire hazards. These are still found in Garland and other established DFW neighborhoods with 1970s-1980s homes
• Panel capacity: Modern homes need at least 200 amps. Older 100-amp panels may not support modern appliances and EV charging
• GFCI outlets: Required in bathrooms, kitchens, garages, and outdoor areas. Absence indicates outdated wiring
• Wiring type: Aluminum wiring (common in 1960s-1970s homes) requires special outlets and connections
• Grounding: All outlets should be properly grounded for safety

Pest and Termite Inspection

Subterranean termites are active throughout DFW. A separate termite inspection (also called a WDI report, or Wood Destroying Insect report) costs $75-$125 and is often required by lenders.

• Active termite infestation: Mud tubes on the foundation, damaged wood, or live termites
• Previous treatment: Ask if the home has been treated and when. Most treatments last 5-10 years
• Conducive conditions: Wood-to-soil contact, moisture near the foundation, and untreated wood in crawl spaces

Texas-Specific Issues DFW Buyers Must Know

If you are relocating to DFW from another state, these are the issues that will surprise you. They are not deal-breakers, but they require awareness and proper evaluation.

Foundation Shifting from Expansive Clay

This deserves repeating because it is the single biggest structural concern in DFW real estate. The Blackland Prairie and Austin Chalk formations underlying the metroplex contain clay that can swell 10-15% when saturated. During drought, the same soil shrinks and pulls away from foundations. Nearly every home in DFW will show some foundation movement over its lifetime. The question is whether the movement is cosmetic (hairline cracks, minor sticking doors) or structural (significant floor slope, wide cracks, plumbing breaks).

Maintaining consistent moisture around the foundation through a soaker hose or drip irrigation system is the best preventive measure. Many experienced DFW homeowners water their foundations year-round.

Hail Damage on Roofs

DFW sits in one of the most hail-prone regions in the country. Major hailstorms hit the metroplex every 2-3 years, and smaller events are even more frequent. When evaluating a home, always ask about the roof's age, any insurance claims for hail damage, and whether the roof has been fully replaced or just patched. A roof that has been through multiple hail events without replacement may look fine from the ground but have compromised shingles that will leak within a few years.

HVAC Strain from Extreme Heat

DFW summers routinely see 30 or more days above 100 degrees. An HVAC system that seems adequate in spring may struggle to keep the house below 80 degrees during a July heat wave. If you are inspecting a home outside of summer, ask about the system's performance during peak heat. An oversized system is also a problem: it short-cycles, creating humidity issues and uneven temperatures. Proper sizing matters more in Texas than almost anywhere else in the country.

Understanding the Texas Option Period

The option period is a Texas-specific provision that gives buyers powerful protection. When you sign a purchase contract, you pay the seller a non-refundable option fee (typically $100-$500 in DFW) for the unrestricted right to terminate the contract within a set number of days.

How the Option Period Works

1. Negotiate the terms: Typical option periods are 7-10 days. In competitive markets, sellers may push for shorter periods (5 days)
2. Schedule inspections immediately: Book your inspector before or the same day you go under contract. Time is tight
3. Review the report: Your inspector delivers the report, usually within 24 hours
4. Negotiate repairs: Submit a repair amendment to the seller based on inspection findings
5. Decide: You can accept the home as-is, negotiate repairs or credits, or terminate the contract for any reason (you only lose the option fee)

How to Read a Home Inspection Report

A typical DFW inspection report runs 30-60 pages and can feel overwhelming. Here is how to make sense of it:

• Summary page: Start here. The inspector highlights the most significant findings that need attention
• Deficiency vs. information: Reports distinguish between deficiencies (items that need repair) and informational items (things to be aware of). Focus on deficiencies first
• Photos are key: Look at every photo. Inspectors photograph issues they consider important, and photos tell a story that text alone cannot
• Severity levels: Many inspectors use a rating system (safety hazard, major deficiency, minor deficiency, maintenance item). Prioritize accordingly
• Recommendations for further evaluation: When an inspector says "recommend further evaluation by a qualified specialist," take it seriously. They are flagging something beyond their scope that warrants expert attention

Deal-Breakers vs. Cosmetic Issues

Not every item in an inspection report is worth negotiating over. Understanding the difference between serious problems and cosmetic issues will make you a stronger buyer.

Potential Deal-Breakers

• Active structural foundation failure: Cracks wider than 1/4 inch, significant floor slope (more than 1 inch over 15 feet), or movement requiring $15,000+ in repairs
• Major plumbing failures: Polybutylene pipe throughout, active slab leaks, or cast iron sewer lines at end of life
• Electrical hazards: Recalled panels (Federal Pacific, Zinsco), extensive aluminum wiring without proper remediation, or knob-and-tube wiring
• Roof at end of life: A roof needing full replacement ($8,000-$15,000+) that the seller will not credit or replace
• Environmental hazards: Mold remediation needs, asbestos in poor condition, or lead paint in deteriorating condition
• Active water intrusion: Ongoing leaks into living spaces, crawl spaces, or the attic

Cosmetic or Minor Issues (Not Worth Walking Away Over)

• Hairline foundation cracks without other signs of movement
• Minor grout or caulk repairs in bathrooms
• Cosmetic paint cracks or nail pops in drywall
• A few missing outlet covers or loose fixtures
• Minor landscaping or drainage grading adjustments
• Worn carpet, scratched hardwood, or dated finishes

Negotiating Repairs After the Inspection

Once you have the inspection report, you have three options: accept the home as-is, request repairs or credits, or terminate. For most DFW transactions, the answer is somewhere in the middle.

Tips for Effective Repair Negotiations

• Focus on safety and structural issues: Sellers are more likely to agree to fix electrical hazards, plumbing leaks, and foundation problems than cosmetic items
• Request credits instead of repairs: A seller-performed repair is done as cheaply as possible. A $5,000 credit lets you hire your own contractor and control the quality
• Get repair estimates: Back up your requests with quotes from licensed contractors. This makes your ask reasonable and specific
• Pick your battles: Asking for 30 repairs signals that you are looking for reasons to renegotiate the price. Focus on the 3-5 items that truly matter
• Consider the market: In a strong seller's market, aggressive repair demands may cause the seller to move on to another buyer

Cost of Home Inspections in DFW

Budget for inspection costs upfront, as they are paid out of pocket during the option period, not rolled into your mortgage.

• Standard home inspection: $350-$500 (varies by home size and age)
• Foundation/structural engineer evaluation: $300-$500
• Sewer scope inspection: $150-$300
• Termite/WDI inspection: $75-$125
• Pool inspection: $150-$250
• Stucco moisture testing: $250-$400 (for stucco-clad homes)

For a typical DFW home purchase, plan to spend $500-$800 on a thorough inspection package that includes the standard inspection plus a termite report. Add a foundation evaluation and sewer scope for older homes, bringing the total to $1,000-$1,500. This investment protects you from tens of thousands in unexpected repair costs.

When to Walk Away

Walking away from a home you have emotionally invested in is hard. But sometimes it is the smartest financial decision you can make. Consider terminating during your option period if:

• The foundation needs more than $15,000 in repairs and the seller will not negotiate
• The home has active structural issues that a structural engineer says are ongoing
• Multiple major systems (roof, HVAC, plumbing) are at end of life simultaneously
• Environmental testing reveals mold, asbestos, or other remediation needs exceeding $5,000
• The seller refuses to make any concessions on legitimate safety concerns
• The total cost of necessary repairs exceeds 5-10% of the purchase price

Remember, in Texas you can terminate during the option period for any reason. You lose only your option fee, typically $100-$500. Compare that to discovering a $25,000 foundation problem after closing, when your only recourse is to pay for it yourself.