Let’s begin with the foundation. Keller sits on the same clay-heavy soil that runs through most of North Texas. That soil expands and contracts with changes in moisture, which can lead to shifting foundations, wall cracks, and uneven floors. These may seem like cosmetic issues, but they often point to deeper concerns. Buyers can use these findings to negotiate repairs or price adjustments, while sellers who address them early are more likely to keep their deal on track and avoid last-minute complications.

The roof is another priority. Keller homes face a full range of weather conditions—intense summer heat, sudden hailstorms, and seasonal winds. Even a roof that looks fine from the street could have hidden damage. During inspections, I check for missing shingles, worn flashing, and soft decking. These issues can have a big impact on both insurance and long-term maintenance costs. A solid roof inspection helps buyers make informed decisions and gives sellers confidence when marketing their home.

HVAC systems play a big role in Texas living. In Keller, where many homes are over 2,500 square feet, heating and cooling systems need to be efficient and properly sized. I assess the system’s age, maintenance history, and performance to determine what’s working and what might need attention. For buyers, this offers peace of mind. For sellers, a well-maintained HVAC unit can be a strong selling point.

Older homes in Keller may still have outdated electrical panels or wiring. Even newer homes can have DIY additions that don’t meet code. I evaluate the safety and condition of the electrical system, including outlets, breakers, and lighting fixtures. For buyers, it’s about avoiding future hazards. For sellers, it’s about avoiding surprises that could delay or derail a deal.

Plumbing is another important consideration. Some homes in Keller, especially those built before the early 2000s, may still have aging pipes that are prone to corrosion or clogging. Low water pressure, discolored water, or slow drains are common indicators. I often recommend a sewer scope inspection to ensure everything below ground is functioning as it should. A small investment here can save major expenses later.

Drainage issues can quietly wreak havoc on a property. In Keller, with its large lots and mature landscaping, water runoff must be properly managed. I inspect grading, gutters, and downspouts to make sure rainwater is flowing away from the home, not toward the foundation. Poor drainage can lead to erosion, mold, or even slab damage—problems that can be expensive to fix and disruptive to a sale.

Pest inspections are also critical. Termites, ants, and rodents can affect homes across Keller, especially those backing to greenbelts or creeks. I check attics, crawlspaces, and the home’s exterior for signs of past or current infestations. Even minor evidence can change how a buyer approaches an offer or what a seller may need to disclose.

Energy efficiency matters, especially in a community like Keller where many buyers are families planning for the long term. I evaluate insulation, window quality, HVAC efficiency, and even smart home features. Buyers want to know what their future utility bills might look like. Sellers who invest in energy upgrades often see quicker sales and stronger offers.