What Is a Home Inspection?
A home inspection is a comprehensive, non-invasive visual examination of a home's major systems and components. It's performed by a licensed professional who will spend 2-4 hours crawling through attics, testing outlets, running water, and documenting everything they find.
Think of it like taking a used car to a mechanic before buying—except the stakes are hundreds of thousands of dollars higher, and you can't just trade it in if things go wrong.
- Visual examination of accessible areas
- Assessment of current condition
- Identification of safety concerns
- Educational opportunity for you
- Documentation for future reference
- A guarantee that nothing will break
- A pass/fail test for the home
- A code compliance inspection
- A tool to renegotiate the entire deal
- Destructive testing (no walls opened)
The inspection isn't about finding a "perfect" home—it's about knowing exactly what you're buying. Every home has issues. The question is whether they're deal-breakers, negotiating chips, or just things to budget for later.
What Home Inspectors Actually Examine
A thorough home inspection covers the home's major systems from roof to foundation. Here's what your inspector will evaluate:
Roof & Exterior
The first line of defense against Texas weather.
- Shingle/roofing material condition
- Flashing around vents and chimneys
- Gutters and downspouts
- Exterior siding/brick condition
Foundation & Structure
Critical in DFW's expansive clay soil region.
- Foundation cracks (cosmetic vs. structural)
- Evidence of movement or settling
- Floor levelness and bounce
- Wall cracks and door alignment
Electrical System
Safety and capacity for modern living.
- Main panel condition and capacity
- Wiring type and condition
- GFCI protection in wet areas
- Smoke and CO detector placement
Plumbing
Water in, water out—seems simple until it isn't.
- Water heater age and condition
- Supply line material and condition
- Water pressure and flow
- Signs of leaks or water damage
HVAC System
In Texas, this isn't optional—it's survival.
- System age and expected lifespan
- Heating and cooling function test
- Ductwork condition and insulation
- Filter and maintenance evidence
Interior & Finishes
Beyond cosmetics—what's hiding underneath.
- Window and door operation
- Wall and ceiling condition
- Floor condition and stability
- Signs of water intrusion
The Inspection Timeline: What to Expect
Schedule Your Inspection
In DFW's competitive market, don't wait. Book your inspector within 24-48 hours of going under contract. Good inspectors book up fast, and your option period is ticking.
Days 1-3 After ContractThe Inspection Day
Be there. Seriously. Follow your inspector around, ask questions, and see issues firsthand. Photos in a report don't tell the whole story. This is your education session.
2-4 Hours On-SiteReceive Your Report
Most inspectors deliver a detailed written report within 24 hours. It will include photos, descriptions, and often severity ratings. Read every page—don't just skim the summary.
Within 24 HoursDecide Your Response
You have three choices: accept the home as-is, negotiate repairs/credits, or walk away. This decision must happen before your option period expires—typically 7-10 days in Texas.
Before Option Period EndsWhat Does a Home Inspection Cost in DFW?
Home inspection costs vary based on the home's size, age, and any additional testing you need. Here are typical DFW ranges for 2025:
Don't cheap out on the inspection. A $400 inspection that catches a $15,000 foundation issue is the best money you'll ever spend. Ask our verified network for inspector recommendations—we know who does thorough work in DFW.
Red Flags: Understanding Severity Levels
Not all inspection findings are created equal. Here's how to categorize what you see in your report:
Critical / Deal Breaker
Walk away or demand major concession. Expensive, dangerous, or both. Cost: $10,000+
- Major foundation failure
- Extensive mold or water damage
- Significant structural damage
- Faulty electrical panel (Federal Pacific)
- Active termite infestation with damage
Serious / Negotiate
Request repairs or credits. Significant but not deal-breakers. Cost: $2,000-$10,000
- HVAC system near end of life
- Roof with 2-3 years remaining
- Outdated electrical needing updates
- Water heater past expected lifespan
- Evidence of past foundation repair
Moderate / Budget For
Note for future planning. Needs attention within 1-5 years, not urgent.
- HVAC system 10-15 years old
- Minor foundation cracks (cosmetic)
- Older but functional water heater
- Some window seal failures
- Minor grading issues
Minor / Maintenance
Normal homeowner items. Every home has these—not negotiation items.
- Missing caulk around fixtures
- GFCI outlets to install
- Weatherstripping on doors
- Smoke detector batteries
- Loose doorknobs or hinges
DFW-Specific Inspection Concerns
North Texas homes face unique challenges. Make sure your inspection addresses these regional issues:
DFW sits on expansive clay soil that swells when wet and shrinks when dry. This constant movement causes more foundation problems here than almost anywhere in the country. Look for: sticking doors, cracks in walls (especially above doors/windows), uneven floors, gaps at baseboards. If in doubt, get a structural engineer's evaluation—it's worth the $300-$500.
DFW gets hit by hail regularly. Ask about the roof's age and whether it's been replaced after storm damage. Check for: patched areas, mismatched shingles, and get a roof certification if the home is older than 10 years or has had recent claims.
Homes built before 1980 may have: cast iron drain pipes that corrode internally, galvanized supply lines that restrict flow, older electrical panels (Federal Pacific and Zinsco are red flags), and original HVAC systems way past their lifespan.
Don't skip inspections on new builds! Common issues include: rushed finish work, HVAC problems from construction debris, grading issues, and punch list items the builder "forgot." The builder's warranty doesn't cover everything.
Your Inspection Day Checklist
Use this interactive checklist to prepare for and track your inspection process. Your progress is saved automatically in your browser.
How to Use Your Inspection Report
The inspection report is a powerful tool—but only if you use it strategically. Here are your options:
Option 1: Request Repairs
Ask the seller to fix specific items before closing. Works best for safety issues, code violations, and items that require licensed contractors. Be specific about what you want repaired.
Option 2: Request Credit
Ask for a credit at closing to handle repairs yourself. Often preferred because you control the quality of work. Get real quotes to justify your request.
Option 3: Price Reduction
Negotiate a lower purchase price based on needed repairs. This reduces your loan amount and potentially your down payment. Best for significant issues.
Option 4: Accept As-Is
Proceed with the purchase knowing about the issues. Sometimes this is the right call—if the price already reflects the home's condition or if issues are minor.
Option 5: Walk Away
Terminate during the option period and get your earnest money back (minus the option fee). The right choice if you discover deal-breaker issues.
Option 6: Combination
Request repairs for some items, credits for others, and accept minor issues as-is. Most negotiations end up here—a balanced approach that keeps the deal moving.
Smart Negotiation Tips
- Focus on Big Items: Don't nickel-and-dime the seller over $50 repairs. Focus your negotiation energy on items that cost $500+ or pose safety concerns.
- Get Real Quotes: A repair request backed by actual contractor quotes is much more compelling than "we want $5,000 for the HVAC."
- Know Market Conditions: In a seller's market, you have less leverage. In a buyer's market, sellers are more willing to negotiate.
- Be Reasonable: Every home has issues. Asking for too much can kill a deal. Focus on legitimate concerns, not a wish list of upgrades.
How to Choose a Home Inspector
Not all home inspectors are created equal. Here's what to look for:
Must-Haves
- TREC License: In Texas, home inspectors must be licensed by the Texas Real Estate Commission (TREC). Verify their license status online.
- Insurance: Errors & omissions (E&O) insurance protects you if they miss something significant.
- Experience: Look for inspectors with 500+ inspections or 3+ years of experience, especially with DFW homes.
- Sample Report: Ask to see a sample report before hiring. It should be detailed, include photos, and be easy to understand.
- Availability for Questions: A good inspector welcomes you at the inspection and answers questions afterward.
Red Flags to Avoid
- Inspectors who don't let you attend the inspection
- Reports delivered days later instead of within 24 hours
- Inspectors who also offer to do repairs (conflict of interest)
- Rock-bottom prices that seem too good to be true
- No physical access to the inspector (can't call with questions)
Don't just grab a name off Google. Ask our verified network for inspector referrals—we know who does thorough, professional work in DFW, and who to avoid.