Let’s begin with the foundation. Cleburne’s soil composition—rich in clay and often affected by moisture—can cause foundations to shift over time. Even minor cracks or uneven flooring can point to deeper structural movement. For buyers, these findings become essential negotiation points. For sellers, addressing foundation concerns before listing adds stability and confidence to your pricing.

Roofing is next on the checklist. Cleburne sees its fair share of weather—from high heat and heavy rain to hailstorms. Even if a roof looks good at first glance, it might be hiding issues like soft decking, aging shingles, or poor flashing. These repairs can run thousands of dollars, which is why it’s critical to evaluate the roof thoroughly. Buyers can use this information to adjust their offer, and sellers can use it to prepare the home for market with confidence.

HVAC systems also deserve close attention. In Cleburne’s climate, air conditioning is more than a luxury—it’s a necessity. I always assess the system’s age, performance, and condition. If it’s nearing the end of its life, that’s something both parties should factor into the deal. Sellers can add value by servicing or upgrading the unit, and buyers can protect their budget by negotiating for repairs or replacements.

Electrical systems vary widely depending on the age of the home. Older Cleburne properties may still have outdated breaker panels or aluminum wiring, while newer homes are typically up to code. I check for signs of overloaded circuits, unsafe wiring practices, or DIY jobs gone wrong. For sellers, getting these issues corrected early removes obstacles. For buyers, it helps avoid costly post-purchase upgrades.

When it comes to plumbing, many homes in Cleburne—especially those built before the 1980s—use galvanized or cast iron pipes, which are prone to corrosion and reduced water pressure. I check for stains, leaks, and slow drains. In many cases, I recommend a sewer scope, especially in older homes. It’s a low-cost diagnostic tool that can prevent major headaches down the line.

Drainage issues can be easy to miss but carry serious consequences. Poor grading, blocked gutters, or missing downspouts can allow water to collect near the foundation, which leads to erosion or even slab damage. I always inspect the exterior to ensure water is flowing away from the house—not pooling in ways that could lead to trouble.

Pest inspections are also crucial. Cleburne has a mix of rural and suburban homes, which means termites, rodents, and ants can be a threat. I look for evidence in crawl spaces, attics, and along wooden framing. Even minimal signs of damage can lead to repair credits or preventative treatments that buyers and sellers should be prepared for.

Energy efficiency is increasingly important for today’s buyers. In Cleburne, where older homes often lack insulation and modern windows, small upgrades can have a big impact. I look at attic insulation, window condition, and thermostat systems to assess a home’s energy profile. Sellers can use this to highlight upgrades, while buyers can understand long-term costs and comfort levels.