Let’s start with the foundation. Like much of North Texas, Edgecliff Village sits on clay-heavy soil that shifts with changes in moisture. That movement can cause cracks in brickwork, uneven floors, or doors that stick. These may look cosmetic, but they often signal deeper foundation issues. Sellers should address them early, while buyers can use them as leverage to negotiate repairs or pricing.

Next up: the roof. Hailstorms, high winds, and intense Texas sun all take their toll. I always inspect for lifted shingles, worn flashing, and soft decking. Even if there’s no active leak, signs of wear can raise concerns during negotiations—and impact the final sale price.

HVAC systems are non-negotiable in a Texas summer. Many Edgecliff homes still have older systems that haven’t been regularly serviced. I check the unit’s age, airflow, filter condition, and overall performance. A system nearing the end of its life can be a $10,000 issue—so it’s worth knowing where things stand.

Electrical systems in older homes are often outdated. I’ve seen everything from aluminum wiring to DIY panel upgrades. These aren’t just inconveniences—they can be safety issues. I help clients determine what’s a quick fix and what needs a full upgrade from a licensed electrician.

Plumbing is another key focus. Homes built before the 1980s often have galvanized or cast iron pipes that corrode and clog. I look for rust-colored water, low water pressure, and sluggish drains. A sewer scope inspection is often a smart investment—especially in tree-lined neighborhoods where roots can wreak havoc underground.

Drainage problems can quietly undermine a home’s structure. Edgecliff Village sees its share of downpours, and poor grading or failing gutter systems can lead to standing water and foundation issues. I inspect slope, downspouts, and gutters to ensure water flows away from the home properly.

Then there’s the pest factor. Termites are a common problem in Texas, and Edgecliff Village is no exception. I look for signs of past or current infestations, like mud tubes or soft wood. Even if termites are no longer active, previous damage can impact both value and buyer confidence.

Energy efficiency is top of mind for many buyers, especially with rising utility bills. Many older homes in Edgecliff still have single-pane windows, minimal insulation, or outdated thermostats. While not always deal breakers, these are great opportunities for sellers to boost appeal—or for buyers to negotiate future upgrades.