Let’s start with foundation. Like much of North Texas, Denton sits on clay-rich soil that shifts with moisture changes. This movement can lead to sloped floors, cracking walls, or doors that stick. Buyers can use this information to negotiate repairs. Sellers can get ahead of it with a pre-listing inspection and proactive fixes to avoid price drops.

Next is the roof. Denton weather delivers plenty of punishment—heat, hail, and strong winds. I check for missing shingles, hail impact, flashing problems, and sagging spots. If the roof is older or has visible damage, it’s going to come up during negotiations. The good news? With the right prep, it can become a point of leverage instead of a liability.

HVAC systems are a big one. Denton summers are hot and humid, so a solid AC system is non-negotiable. I look at system age, past maintenance, and current performance. A poorly performing unit could mean thousands in replacement costs—but it’s also a negotiation tool if you’re buying, or a selling advantage if you’ve kept it in top shape.

Electrical systems—especially in Denton’s older neighborhoods—often need an upgrade. I inspect for aluminum wiring, outdated fuse boxes, and ungrounded outlets. Not every issue is a dealbreaker, but buyers need to know what’s safe and sellers should be clear about what’s been updated.

Plumbing matters too. Galvanized and cast iron pipes can lead to pressure issues, slow drains, or hidden leaks. I always recommend a sewer scope on homes over 30 years old. It’s a small investment that could save thousands—and prevent a post-closing nightmare.

Drainage is another silent factor that can affect your home’s health. Denton properties with poor grading or short downspouts are at risk of water intrusion and foundation damage. Sellers can add value with simple improvements, and buyers can use this insight to avoid future headaches.

Pests are also a concern. Termites, carpenter ants, and even rodents are common in Denton, especially in older homes or those with crawl spaces and wood siding. A wood-destroying insect report is always worth it—and could reveal hidden damage before it’s too late.

Energy efficiency rounds out the checklist. Many Denton homes built before 2010 lack proper insulation, modern windows, or smart systems. Buyers should budget for upgrades. Sellers? Highlight your improvements—like new HVAC units or low-E windows—to stand out in the market.