Home Inspection Guide
What to expect, what to look for, and how to negotiate repairs on your Fort Worth home purchase
Home Inspection at a Glance
What Is It?
Professional Assessment
A licensed inspector examines the home's major systems and structure
How Long?
2–4 Hours
Depending on the size and age of the home
How Much?
$400–$600
Paid upfront by the buyer at time of inspection
What Inspectors Look For
Foundation
- Cracks in slab or walls
- Drainage and grading around the home
- Pier condition (if pier-and-beam)
- Signs of moisture or water intrusion
Roof
- Shingle age and condition
- Flashing around vents and chimneys
- Gutters and downspouts
- Hail damage
- Attic ventilation
HVAC
- System age and service history
- Ductwork condition
- Filter condition
- Thermostat function
- Efficiency rating
Plumbing
- Water pressure at all fixtures
- Pipe material (galvanized vs PEX)
- Water heater age and condition
- Visible leaks under sinks and connections
Electrical
- Panel capacity (100A minimum)
- Wiring type and condition
- GFCI outlets in wet areas
- Proper grounding throughout
Exterior
- Siding condition
- Windows and seals
- Grading and drainage
- Fencing condition
- Deck and patio structure
Interior
- Walls and ceilings (cracks, stains)
- Flooring condition
- Doors and windows operation
- Insulation levels
Texas-Specific Red Flags
Foundation Issues
Expansive clay soil in North Texas causes shifting and settling. Look for diagonal cracks in brick, sticking doors, and uneven floors.
Termite & Pest Damage
Subterranean termites are common throughout Texas. Look for mud tubes along the foundation, hollow-sounding wood, and frass near baseboards.
Hail & Storm Damage
North Texas sits in the hail belt. Check the roof, siding, windows, and outdoor HVAC units for impact damage after any major storm.
Cast Iron Plumbing
Homes built before 1980 may have cast iron drain lines that corrode from the inside out. A camera inspection of the sewer line is recommended.
Red Flags vs. Minor Issues
Red Flags
- Major foundation failure requiring extensive repair
- Active termite infestation
- Extensive mold or water damage
- Electrical hazards (knob-and-tube wiring, Federal Pacific panels)
- Major roof damage or structural compromise
- Sewage or plumbing system failure
Minor Issues
- Cosmetic cracks in drywall
- Minor plumbing drips
- Aging but functional appliances
- Worn weatherstripping
- Small grading issues
- Faded paint or caulk
Negotiating After the Inspection
1. Focus on Safety and Structure — Prioritize safety hazards and structural defects in your repair requests. Sellers are more likely to negotiate on issues that affect the home's integrity than cosmetic concerns.
2. Get Contractor Estimates — Back up your repair requests with written estimates from licensed contractors. This gives your negotiation real numbers and credibility.
3. Ask for a Closing Credit — Instead of requiring the seller to make repairs, ask for a credit at closing. This lets you choose your own contractors and control the quality of work.
4. Know the Fort Worth Market — What's reasonable to ask for depends on market conditions. In a seller's market, focus only on major issues. In a buyer's market, you have more leverage.
5. Use the Option Period Wisely — In Texas, the option period gives you the unrestricted right to terminate for any reason. Schedule your inspection early in this window so you have time to negotiate or walk away.
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