Let’s start with the foundation. Prosper, like much of North Texas, sits on expansive clay soil, which can cause shifting and settling over time. As a result, foundation issues such as cracks, uneven floors, or sticking doors are not uncommon. Catching these problems early gives buyers room to negotiate and allows sellers to fix issues upfront to protect their asking price.

Next up: the roof. Prosper experiences extreme weather — think summer heat and spring hailstorms — and roofs often bear the brunt of it. During inspections, we check for missing shingles, leaks, and signs of storm damage. For buyers, this can be a negotiation point; for sellers, it’s a chance to repair or disclose ahead of time.

HVAC systems are critical, especially with Prosper’s blazing summers. I look at the age, performance, and service history of these systems. Buyers should plan for upgrades if the system is aging, and sellers can benefit from a recent tune-up or maintenance visit before listing.

Electrical systems can raise red flags, particularly in older homes. Outdated panels, aluminum wiring, or inadequate grounding are all things we watch for. These issues not only affect safety but also insurance. My job is to help you understand the severity of what we find — not everything has to be a dealbreaker.

Plumbing issues are common in homes built before the 2000s. Galvanized or cast-iron pipes can corrode and lead to low pressure or leaks. I recommend looking for water stains, drainage issues, or low water pressure — and for homes over 30 years old, a sewer scope inspection is often a smart move.

Drainage often gets overlooked but plays a huge role in a home’s health. Poor grading or failing gutters can lead to foundation trouble. During inspections, we evaluate the property’s slope, gutter condition, and water flow away from the house.

Termites? Yes, they’re a threat here too. Wood-damaging pests can go undetected for years. That’s why I always recommend a thorough termite inspection, especially for homes with wood fencing, decks, or crawlspaces.

Energy efficiency matters, especially with homes built in the early 2000s. Older windows, insulation, or HVAC units can drive up energy bills. I help buyers understand what to budget for, and sellers can highlight any upgrades they’ve already made to boost appeal.