Foundation issues are common in North Texas, and Denton is no exception. The expansive clay soil here reacts to moisture by expanding and contracting, which leads to foundation shifts over time. Cracks in walls, sticking doors, or uneven floors may signal deeper concerns. For buyers, these can translate into negotiation power. For sellers, they’re red flags best addressed before listing to avoid future price reductions or delays.

Roof inspections are equally important. With Denton’s mix of aging properties and wild Texas weather, roofs often take a beating. A quick glance from the street isn’t enough—I check for granule loss, damaged flashing, and signs of wear that could lead to leaks or insurance issues. Buyers can use these findings to renegotiate. Sellers who tackle roofing concerns ahead of time increase buyer confidence and reduce deal friction.

HVAC systems are a major factor, especially in the Denton summer heat. I evaluate the system’s age, maintenance history, and efficiency. Whether it’s a newer home with a smart thermostat or an older one with outdated ductwork, the state of your heating and cooling matters. Replacing or repairing HVAC components isn’t cheap, which is why I make sure my clients fully understand what they’re walking into.

Electrical systems vary widely across Denton. Older neighborhoods might still have knob-and-tube or aluminum wiring, while newer homes are generally up to code. I check for safe installations, overloaded panels, and signs of amateur upgrades. For sellers, getting ahead of electrical issues helps streamline the selling process. For buyers, it provides peace of mind—or a reason to renegotiate.

Plumbing is another critical area. I look for signs of corrosion, slow drains, or past leaks. Many older homes in Denton still rely on galvanized or cast iron pipes, which can clog or deteriorate. In these cases, I often recommend a sewer scope. It’s an affordable inspection that can reveal hidden issues in the main line, which can otherwise become costly surprises.

Drainage is something most homeowners don’t think about—until it’s too late. Poor grading or misdirected downspouts can lead to foundation damage or mold problems. I always evaluate how water flows around the property and whether improvements are needed to keep moisture away from the home.

Pest issues are fairly common in Denton’s older homes and densely wooded areas. Termites, ants, and rodents are the usual suspects. I check attics, crawlspaces, and wood structures for damage or signs of infestation. For buyers, these findings can justify repair credits or further inspections. For sellers, taking care of them in advance removes a big objection before it’s even raised.

Energy efficiency is top of mind for many Denton buyers, especially younger homeowners. I assess window quality, insulation, and the presence of energy-saving features like smart thermostats or LED lighting. Sellers who invest in these upgrades often see stronger offers, while buyers get a better idea of future utility costs.