Let’s start with the foundation. Despite the city’s polished appearance, University Park homes still sit atop the same clay-rich soil that causes shifting across North Texas. I inspect for subtle but important signs—cracked walls, uneven flooring, or misaligned doors—that could indicate movement. Even in luxury homes, these details impact both appraisal outcomes and buyer trust.

Roofing is a major expense in high-end homes. From slate and metal to designer asphalt shingles, I look for wear and tear that’s not always visible from the ground—loose flashing, clogged gutters, or drainage issues. A neglected roof can become a costly surprise during closing—or a smart point of negotiation for buyers.

HVAC systems in University Park properties are often multi-zoned and complex. I assess their efficiency, age, and overall functionality. Poor airflow or outdated components in a large home can be both uncomfortable and expensive. For sellers, making upgrades beforehand adds value. For buyers, identifying weaknesses can open doors for negotiation.

Electrical systems are often a patchwork of original infrastructure and modern upgrades. I check for outdated panels, insufficient capacity, or safety oversights like missing GFCI outlets. Even luxury renovations can overlook electrical load capacity—something buyers don’t want to discover after closing.

Plumbing systems vary widely depending on when the home was built or last renovated. I inspect for corrosion, drainage issues, water pressure problems, and hidden leaks. In high-end kitchens and bathrooms, I also test all fixtures and appliances—buyers expect flawless functionality when paying a premium.

Drainage and grading are often overlooked, yet they play a key role in maintaining structural integrity and curb appeal. I look for pooling water, ineffective gutters, or negative grading that could cause foundation problems down the line. In a neighborhood where pristine landscaping is the norm, poor drainage can derail an otherwise perfect presentation.

Pest concerns, including termites and rodents, can impact homes of any value. I examine attics, basements, and crawl spaces for signs of infestation or previous treatments. It’s not about fear—it’s about being proactive. Even luxury homes need protection from the basics.

Energy efficiency is increasingly top-of-mind, even in affluent markets. I assess window quality, insulation, HVAC efficiency, and smart home systems. Buyers often ask about utility costs and sustainability—sellers who can show strong performance in these areas stand out.