Let’s talk about foundations. North Texas clay soil is highly expansive, and Providence Village is no exception. When moisture levels shift, the soil moves—and that can impact your home’s foundation. During inspections, I look for cracks, sloping floors, and doors that stick. These signs don’t always spell disaster, but they’re important indicators for both buyers and sellers.

Next up: roofing. Between blazing Texas summers and unpredictable spring storms, roof wear is common. I look for missing shingles, granule loss, flashing gaps, and hail impact. Roof issues can lead to major expenses—unless you catch them early and negotiate smartly.

HVAC systems are another big one. Most Providence Village homes rely heavily on their air conditioning systems through the long, hot summers. I check for system age, service records, and performance. A failing unit can cost thousands, so we make sure you know what you’re working with before closing.

Even in newer construction, electrical systems need a thorough look. I’ve seen overloaded panels, amateur wiring, and missing GFCI outlets in homes less than 10 years old. We evaluate what’s safe, what’s not, and what could affect your insurance or inspection report.

Plumbing gets just as much attention. We check for signs of corrosion, low water pressure, and slow drains. Even homes built in the early 2000s can have issues with materials like galvanized steel or early PEX installations. When needed, I recommend a sewer scope—it’s a quick, low-cost way to avoid high-dollar repairs later.

Drainage is critical here too. With compact lots and sloping yards, water management matters. Poor grading, clogged gutters, or misdirected downspouts can lead to foundation problems or mold issues. I always check how well water is moving away from the home.

Pests? They’re part of Texas living. Termites and carpenter ants are common, especially in homes near greenbelts or with older wood framing. I always advise getting a WDI (Wood-Destroying Insect) report—it’s a small step that can prevent major surprises.

Energy efficiency is another opportunity. While many homes in Providence Village were built to more modern standards, they’re not all created equal. We look for drafty windows, missing insulation, and aging HVAC systems to identify ways to save on utilities—and market upgrades to eco-conscious buyers.