We always start with the foundation. Azle sits on a combination of clay soil and rocky terrain, which means ground shifting is a real concern. Cracks in walls, sloping floors, or doors that don’t quite close right might seem minor, but they can be early indicators of foundation movement. For buyers, these are leverage points during negotiations. For sellers, addressing them early can save you from last-minute surprises.

Roof conditions are another major factor. In Azle, homes are exposed to intense Texas sun, strong winds, and seasonal hail. Even if a roof looks good from the driveway, I often find issues like worn shingles, soft decking, or compromised flashing that can impact the home’s value or its insurability. For sellers, preemptively handling these issues gives you a clear edge. For buyers, spotting them early can protect you from costly repairs down the road.

Heating and cooling systems are vital in this region. Many homes in Azle rely on older HVAC units that may be past their prime. I always check the system’s age, efficiency, and performance. A unit near the end of its lifespan could mean added expenses for a buyer—or a negotiating tool that could lower the price. For sellers, a well-maintained system adds peace of mind and value to your listing.

Electrical systems can vary widely depending on the home’s age. In Azle, you’ll find everything from mid-century ranches with original breaker panels to modern builds with smart home wiring. I inspect for outdated panels, aluminum wiring, or overloaded circuits—all of which can pose safety risks and cause delays during escrow. Buyers need transparency, and sellers benefit from resolving electrical issues before they appear on an inspection report.

Plumbing is another key area, especially in homes built before the 1990s. Many still rely on galvanized or cast iron pipes, which are prone to corrosion and reduced water pressure. I look for signs of aging pipes, slow drains, or water stains. For older homes, I often recommend a sewer scope—it’s a small investment that can uncover hidden problems before they escalate.

Drainage is often overlooked but critical in this part of Texas. Poor grading, clogged gutters, or missing downspouts can cause water to collect around the home’s foundation, leading to erosion or even slab damage. I check how rainwater is managed around the home, ensuring it flows away from the structure—not toward it.

Termites and other pests can be a hidden threat in Azle, especially in homes with crawlspaces or wood decks. I always inspect for signs of infestation or damage. Even minor activity can influence the outcome of a deal. Buyers need to know what they’re walking into, and sellers can avoid costly concessions by addressing issues early.

Energy efficiency is becoming increasingly important to buyers in this market. Older homes in Azle often lack modern insulation, energy-efficient windows, or smart thermostats. I assess a home’s energy profile and help clients identify realistic upgrades that can lower utility bills and add long-term value.