Home Inspection Checklist for Texas Buyers (2026)
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Why Home Inspections Matter in Texas
A professional home inspection is one of the most important steps in any Texas home purchase. During the option period (typically 7-10 days after contract execution), buyers have the right to conduct inspections and, based on the findings, negotiate repairs, request credits, or terminate the contract with their option fee as the only cost. Skipping or rushing this step can lead to thousands of dollars in unexpected repairs after closing, when the seller has no obligation to contribute.
Texas homes face unique environmental stresses that make thorough inspections especially critical. Expansive clay soils cause more foundation movement than almost any other state. Extreme summer heat (100°F+ for weeks) stresses roofing, HVAC, and building materials. Severe weather including hail, high winds, and occasional tornadoes creates exterior damage that may not be visible to untrained eyes. Termites, carpenter ants, and other wood-destroying insects thrive in the Texas climate year-round. A qualified inspector knows exactly what to look for in Texas-specific conditions.
The cost of a professional home inspection in Texas typically ranges from $350-$500 for a standard single-family home, with additional fees for add-on services like termite inspection ($75-$100), sewer scope ($150-$250), and pool inspection ($150-$200). This investment of a few hundred dollars routinely saves buyers $5,000-$30,000 by identifying issues before closing. This guide covers every major inspection category so you know what to expect and what questions to ask. For a complete overview of the buying process, see our home buying guide.
Foundation Inspection: Texas Clay Soil Issues
Key Insight: Texas real estate offers exceptional opportunities for buyers, sellers, and investors across four major metros. With no state income tax, strong job growth, and diverse housing options, the Lone Star State continues attracting residents from across the nation seeking value and quality of life.
Foundation issues are the most common and potentially most expensive concern for Texas homebuyers. The state's expansive clay soils, particularly the black gumbo clay found throughout Central Texas, Dallas-Fort Worth, Houston, and San Antonio, expand when wet and shrink when dry. This seasonal movement exerts tremendous pressure on foundations, causing cracks, shifts, and settlement that can compromise the structural integrity of the home. Foundation repair costs in Texas range from $5,000 for minor pier work to $15,000-$30,000 or more for extensive structural correction.
During your inspection, the inspector will examine both interior and exterior indicators of foundation movement. Interior signs include cracks in drywall (especially diagonal cracks above door frames and at window corners), doors that stick or fail to latch properly, uneven floors, and gaps between walls and ceilings or floors. Exterior indicators include stair-step cracks in brick mortar, separation between the foundation and exterior walls, gaps around windows and doors, and visible foundation cracks wider than 1/4 inch. Some movement is normal and cosmetic, but patterns of distress signal potential structural concerns.
If the general inspection reveals foundation concerns, hire a licensed structural engineer (separate from the inspector) for a detailed foundation evaluation. A structural engineer's report carries more weight than a general inspector's opinion and provides specific repair recommendations with cost estimates. This report is essential for negotiating with the seller and for your own peace of mind. In Texas, sellers are required to disclose known foundation issues on the Seller's Disclosure Notice, but not all sellers are aware of or forthcoming about foundation problems. Trust the inspection findings over the disclosure. Homes in areas with known soil issues should always receive extra scrutiny during the buying process.
Roof and Exterior Inspection
Texas roofs endure extreme conditions: intense UV radiation, temperatures exceeding 100°F, severe hailstorms, high winds, and heavy downpours. The average lifespan of an asphalt shingle roof in Texas is 15-20 years, shorter than the 25-30 year lifespan advertised for the same materials in milder climates. Roof replacement costs range from $8,000-$15,000 for a standard single-family home, making the roof one of the most expensive components to replace. Your inspector should access the roof (weather permitting) and examine shingle condition, flashing, valleys, ridge vents, pipe boots, and gutters.
Hail damage is particularly common in the Dallas-Fort Worth area and Central Texas, which are part of the nation's "hail alley." Even if the roof looks acceptable from the ground, hail impacts can compromise shingle granules and reduce the roof's remaining life. Ask your inspector about signs of hail damage and whether a recent insurance claim or roof replacement is documented. If the roof was replaced due to an insurance claim, verify that the work was done by a licensed contractor and that a permit was pulled. Unpermitted roof work can create problems with future insurance claims and resale.
Beyond the roof, the exterior inspection covers siding, brick veneer, stucco, windows, doors, trim, grading, drainage, and the overall building envelope. In Texas, proper drainage away from the foundation is critical because of the clay soil issues discussed above. The inspector should verify that the grade slopes away from the home on all sides, gutters and downspouts direct water at least 3-4 feet from the foundation, and no standing water collects near the structure. Window and door seals should be intact to prevent moisture intrusion, which is a particular concern in Houston's humid climate and during Texas's intense rain events.
HVAC Systems: Crucial in Texas Heat
Air conditioning is not a luxury in Texas, it is an absolute necessity. Summer temperatures routinely exceed 100°F across most of the state, and HVAC systems run 8-12 hours per day for 5-6 months of the year. This heavy usage means Texas HVAC systems wear out faster than those in milder climates, with an average lifespan of 12-15 years compared to 15-20 years elsewhere. Replacing a central HVAC system costs $6,000-$12,000, making it one of the most significant mechanical expenses a homeowner faces.
Your inspector should evaluate the age, condition, and performance of the heating and cooling system. Key items include the manufacture date (visible on the data plate), refrigerant type (older R-22 systems are expensive to service and should be replaced), temperature differential between supply and return air (should be 15-20°F for cooling), condition of the evaporator and condenser coils, ductwork integrity, and thermostat operation. The inspector should also check for proper sizing: an undersized system will run constantly and fail to adequately cool the home, while an oversized system will short-cycle, creating humidity problems and uneven temperatures.
Pay particular attention to the ductwork, which in many Texas homes runs through the attic where temperatures can exceed 140°F in summer. Leaky or poorly insulated attic ductwork can waste 20-30% of your cooling energy, significantly increasing utility bills. If the home has an older HVAC system (10+ years), budget for replacement within the first few years of ownership and factor this cost into your offer price. A newer, high-efficiency system (16+ SEER rating) can reduce cooling costs by 30-50% compared to an older 10-SEER unit, saving $100-$200 per month during peak summer. This is a factor worth considering when comparing homes during your search.
Plumbing: Polybutylene Pipes and Slab Leaks
Texas plumbing issues are among the most costly and disruptive problems homebuyers can encounter. Two concerns dominate: polybutylene piping and slab leaks. Polybutylene (poly-b) pipes were widely installed in Texas homes built between 1978 and 1995. These gray plastic pipes are prone to deterioration and failure, particularly when exposed to chlorine in municipal water supplies. A home with polybutylene plumbing is a ticking time bomb. Insurance companies are increasingly declining coverage or requiring replacement, and the cost to repipe a standard Texas home ranges from $4,000-$8,000.
Slab leaks occur when water supply lines or drain lines running beneath the concrete slab foundation develop leaks. Signs include unexplained increases in water bills, warm spots on the floor (for hot water line leaks), sounds of running water when no fixtures are in use, and cracks in the foundation or flooring. Slab leak repair can be straightforward ($1,500-$3,000 for a spot repair) or extremely expensive ($5,000-$15,000+ for tunnel-under or reroute solutions). The inspector should check water pressure, look for signs of water damage, test all fixtures, and evaluate the overall plumbing system condition.
Additional plumbing items to examine include the water heater (typical lifespan 8-12 years in Texas hard water, replacement cost $1,200-$3,000), the water softener system (essential in many Texas cities with hard water), sewage lines (consider a sewer scope inspection for homes over 20 years old), and outdoor irrigation systems. Cast iron drain lines, common in homes built before 1980, can deteriorate and clog, requiring $5,000-$15,000 to replace. Your inspector should identify the pipe materials throughout the home and flag any concerns. For older homes, a sewer scope inspection ($150-$250) that sends a camera through the main drain line is a worthwhile add-on that can reveal hidden problems.
Electrical Systems and Safety
Electrical issues are less common than foundation or plumbing problems in Texas homes, but they carry serious safety implications. The inspector will evaluate the electrical panel (breaker box), wiring type and condition, outlet functionality, GFCI protection in wet areas, smoke and carbon monoxide detectors, and overall system capacity. Homes built before 1970 may have outdated wiring methods including aluminum branch wiring or knob-and-tube wiring, both of which present fire risks and may affect your ability to obtain homeowner's insurance.
The electrical panel is the heart of the home's electrical system. Federal Pacific Electric (FPE) panels and Zinsco panels, installed in many Texas homes during the 1960s-1980s, are known safety hazards. FPE breakers have documented failure rates, meaning they may not trip during an overload or short circuit, creating a fire risk. If the home has an FPE or Zinsco panel, plan to replace it ($2,000-$4,000) regardless of what the seller agrees to in negotiations. Your inspector should identify the panel manufacturer and note any double-tapped breakers, improper wire gauges, or missing knockouts.
Modern electrical demands often exceed what older homes were designed to provide. If you plan to add an electric vehicle charger, hot tub, pool equipment, or workshop tools, verify that the panel has sufficient capacity (200 amps is standard for modern homes; many older homes have 100-150 amp panels). An electrical upgrade from 100 to 200 amps costs $1,500-$3,000 and may be necessary for modern living. GFCI outlets should be present in all bathrooms, kitchens, garages, and exterior locations. Arc-fault circuit interrupter (AFCI) breakers, required by current code in bedrooms and living areas, may not be present in older homes but are not required to be retrofitted unless major electrical work is performed.
Pest and Termite Inspection
Termites are a year-round threat in Texas, and a WDI (Wood Destroying Insect) inspection should be part of every home purchase. The most common species in Texas are subterranean termites, which build colonies underground and access the home through mud tubes on the foundation. Formosan termites, a particularly destructive species, are established in Houston and are spreading to other Texas cities. Drywood termites are less common but found in South Texas. Termite damage repair can cost anywhere from a few hundred dollars for localized damage to $10,000 or more for extensive structural compromise.
A WDI inspection is typically performed by a licensed pest control professional rather than the general home inspector (though some inspectors hold both licenses). The inspector examines the foundation perimeter, crawl spaces (if applicable), attic framing, garage, and all accessible wood-to-ground contact points. Signs of active termites include mud tubes on foundation walls, hollow-sounding wood, frass (termite droppings resembling sawdust), and swarmers (winged termites) or their discarded wings near windows. Prior termite treatment is not necessarily a red flag, as it indicates the issue was identified and addressed.
Beyond termites, Texas homes are subject to carpenter ants, wood-boring beetles, rodents, scorpions, and various other pests depending on the region. The inspector should note any active infestations or conditions conducive to pest activity, such as wood debris near the foundation, excessive moisture, or vegetation touching the home. If the WDI report reveals active termites, termite treatment costs $1,000-$2,500 for a standard home and should be completed before closing with the seller typically bearing the cost. Verify that any prior treatments include a transferable warranty that you can continue as the new homeowner.
Red Flags and Negotiating Repairs
Not all inspection findings are created equal. Cosmetic issues like minor drywall cracks, scuffed paint, or worn carpet are not worth negotiating over and will likely annoy the seller without achieving meaningful results. Focus your repair requests on health and safety issues (electrical hazards, gas leaks, mold), structural concerns (foundation, roof, framing), major systems nearing end of life (HVAC, water heater, plumbing), and code violations. A focused, reasonable repair request is far more likely to be accepted than a laundry list of minor items.
When negotiating repairs in Texas, you have three main approaches: request the seller complete specific repairs before closing, request a credit at closing for you to complete the repairs yourself, or request a price reduction. Each approach has trade-offs. Seller-completed repairs may be done at the lowest possible cost with the cheapest contractor. Credits give you control over the work quality but may affect your loan-to-value ratio. Price reductions lower your purchase price and reduce transfer taxes, but the savings are spread over 30 years of mortgage payments rather than providing immediate cash for repairs.
The most effective strategy is to identify the 3-5 most significant findings from the inspection and present a clear, well-documented repair request with photos and inspector notes. Prioritize safety items and expensive repairs (foundation, roof, HVAC, plumbing) over cosmetic concerns. In the current Texas market, sellers are generally willing to address legitimate inspection findings or provide reasonable credits. However, asking for the seller to bring the home to "like new" condition will likely result in pushback. Work with your agent to craft a repair request that protects your interests while keeping the transaction on track. Book a consultation with Dwellverse for expert guidance through the inspection and negotiation process.
Sheila Smith Oliver is the founder and principal broker of Dwellverse, with over two decades of experience in Texas residential real estate. She has personally facilitated 500+ successful transactions across Austin, Dallas, Houston, and San Antonio, totaling over $250 million in sales volume. Sheila specializes in luxury properties, relocation services, and investment strategy.
Frequently Asked Questions
A standard home inspection in Texas costs $350-$500 for a typical single-family home, depending on the home size, age, and location. Additional services include termite/WDI inspection ($75-$100), sewer scope ($150-$250), pool inspection ($150-$200), and septic inspection ($250-$400). For a comprehensive evaluation of a standard home, budget $500-$750 total. This investment routinely saves buyers thousands by identifying costly issues before closing.
A thorough home inspection for a standard 2,000-3,000 square foot Texas home takes approximately 2-4 hours. Larger homes, older properties, and homes with pools, outbuildings, or septic systems may take longer. Buyers should attend the inspection (at least the last hour for the summary walkthrough) to see issues firsthand, ask questions, and get context that written reports cannot fully convey. Schedule the inspection as early in the option period as possible to allow time for follow-up evaluations if needed.
Technically, homes do not pass or fail an inspection. The inspector identifies conditions and provides information for the buyer to make informed decisions. However, issues that most commonly lead buyers to renegotiate or terminate include significant foundation problems, roof damage requiring replacement, outdated electrical panels (FPE/Zinsco), polybutylene plumbing, active termite infestation, HVAC systems at end of life, and evidence of water intrusion or mold. Any single issue costing more than $5,000 to repair typically triggers negotiation.
While Texas allows buyers to waive inspections, it is strongly discouraged. Even in competitive multiple-offer situations, most experienced agents recommend maintaining the inspection contingency (option period). The option fee ($100-$500, negotiable) is a small price to pay for the right to inspect and terminate if serious issues are found. If you waive the inspection to strengthen your offer, you assume all risk for undisclosed defects. Given Texas's unique foundation, weather, and pest challenges, an inspection is essential for protecting your investment.
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Last updated: 2026-01-27