Let’s kick things off with the foundation. Granbury’s soil composition, like much of North Texas, is clay-heavy, which means homes are prone to shifting and settling. I’ve seen homes that seemed flawless until closer inspection revealed hairline cracks, uneven flooring, and sticking doors—signs of foundation movement. Catching these early allows buyers to negotiate repairs and sellers to address issues before listing.

Next, let’s talk about roofing. Granbury’s weather swings from hot, dry summers to stormy, hail-prone springs. Roofs here take a beating, so we keep a close eye on things like missing shingles, soft spots, and overall wear. Knowing the true condition of the roof upfront can protect both buyers and sellers from unexpected repair bills.

HVAC systems are another priority. In Granbury, cooling systems work overtime, and older homes may have units that are inefficient or nearing the end of their lifespan. I always check the age and maintenance records of HVAC systems to give clients a clear sense of whether upgrades might be on the horizon.

Electrical systems can also present challenges. Many Granbury homes—especially older lake houses and rural properties—may have outdated wiring or panels that don’t meet today’s safety standards. Whether it’s aluminum wiring, old fuse boxes, or other concerns, I make sure clients know what’s a minor fix versus a serious safety issue.

Plumbing is another area we keep on the radar. In Granbury, older homes often have cast iron or galvanized pipes that can corrode or clog over time. We look for signs like water stains, low pressure, and slow drains. In some cases, I recommend a sewer scope inspection to check for hidden issues before they become major problems.

Drainage is often overlooked but critical—especially near the lake. Poor grading, clogged gutters, or low-lying yards can cause water to collect around foundations, leading to costly repairs. Part of every inspection should include checking yard drainage and ensuring water is directed away from the home.

And let’s not forget pests. Termites and carpenter ants are a real concern in Granbury, particularly for homes with lots of wood features. We always make sure a thorough termite inspection is done and look at high-risk areas like decks, fences, and crawl spaces for early signs of damage.

Energy efficiency is another factor worth paying attention to. Granbury has its fair share of homes built before modern efficiency standards. Things like old windows, minimal insulation, and aging appliances can add up on your energy bills. Identifying these during inspection helps buyers budget for upgrades and sellers highlight improvements.