Let’s start with the foundation. Arlington’s expansive clay soil means movement is common. That movement often shows up as wall cracks, sticking doors, or uneven floors. Buyers can use these signs as negotiation leverage. Sellers? Consider a pre-listing inspection and address any concerns upfront to avoid renegotiations later.

Next up: the roof. Between spring hail, summer heat, and the occasional windstorm, Arlington roofs take a beating. During inspections, I look for missing shingles, flashing issues, signs of leaks, and storm damage. If your roof’s over 10 years old, expect questions—and be ready with repair receipts or documentation to protect your price.

HVAC systems are a big deal in Arlington’s triple-digit summers. I evaluate unit age, cooling power, and maintenance records. Buyers want to know they’re not walking into a big-ticket replacement. Sellers can boost appeal with a basic tune-up and clean filters before listing.

Electrical systems, especially in Arlington’s older neighborhoods, deserve a close look. Original wiring, outdated panels, and ungrounded outlets are common. I break it all down: what’s a safety issue, what’s code-related, and what’s simply outdated but safe. Clarity here builds trust with both sides.

Plumbing is another heavy hitter. In homes built before the 1980s, cast iron and galvanized pipes still pop up. I watch for slow drains, water stains, and inconsistent pressure. And for homes 30+ years old? A sewer scope inspection is worth every penny.

Drainage issues sneak up on people—but in Arlington, poor water flow can quietly destroy a foundation. I assess grading, gutter systems, and signs of pooling around the slab. Smart sellers improve yard slope or extend downspouts to avoid red flags on reports.

Let’s talk pests—namely, termites. Arlington’s warm, humid climate creates the perfect storm for wood-destroying insects. Even if you don’t see visible damage, I recommend a termite report and thorough inspection of crawlspaces and attic framing.

Energy efficiency is an often-overlooked angle. Many Arlington homes built before 2010 lack modern insulation, double-pane windows, or high-efficiency HVACs. Buyers should budget for upgrades. Sellers can stand out by showcasing recent energy-saving improvements.