Let’s start with the foundation. Like much of North Texas, Aubrey sits on expansive clay soil. That means foundation movement is common. I look for stair-step cracks, sticking doors, sloping floors, and subtle shifts that might signal future issues. For buyers, that’s negotiation power. For sellers, it’s a chance to solve problems before they cost you at the closing table.

Now let’s talk roofing. Texas weather doesn’t hold back—between hail, heat, and heavy wind, roofs take a beating. During inspections, we look for missing shingles, improper flashing, water stains in the attic, and signs of age. Even new roofs can have installation flaws that should be addressed before they become big-ticket problems.

HVAC systems are another major item. With hot summers and cool winters, your HVAC unit needs to deliver year-round comfort. I check age, maintenance records, efficiency, and how well it performs. A failing or aging unit can affect your sale price—or your comfort right after move-in.

Electrical systems are worth a closer look, especially in older or rural Aubrey homes. I’ve seen outdated panels, unsafe wiring, and DIY jobs that don’t meet code. Even in new construction, it pays to make sure everything was installed properly. I help clients understand what’s routine and what’s a red flag.

Plumbing comes next. From older galvanized pipes to shortcuts in new builds, there’s a lot to watch for. I check for signs of corrosion, water stains, leaks, and slow drains—and when appropriate, I recommend a sewer scope to make sure everything underground is in the clear.

Drainage is something many people overlook—but it’s a big deal in Aubrey. Whether you’re on a larger lot or in a neighborhood with close-set homes, improper grading and water pooling near the foundation can lead to serious long-term issues. I always inspect how water is flowing around the property.

Let’s not forget pests. Termites and other wood-destroying insects are common across North Texas. I always recommend a full WDI (Wood-Destroying Insect) inspection, especially for homes with wood fences, decks, or crawl spaces. We also check attics and garages for hidden activity.

Energy efficiency is another opportunity for buyers and sellers alike. While many homes in Aubrey are newer, some were built quickly during growth spurts—and may lack insulation, efficient windows, or modern HVAC systems. I help buyers understand what improvements will pay off, and sellers position upgrades as value boosters.