Let’s start with the foundation. Celina sits on expansive clay soil, which contracts and expands with the seasons. That movement can lead to cracks in walls, uneven floors, or doors that don’t close properly. Buyers should use the inspection to identify signs of foundation movement early, giving them leverage in negotiations. Sellers can benefit by proactively addressing known issues and considering a pre-listing inspection to avoid last-minute price drops.

Next is the roof. Texas hail and heat can take a toll, and Celina homes are no exception. I look for missing or damaged shingles, soft spots, sagging, signs of hail or wind damage, and the age and type of roofing materials. If your roof is more than 10 years old, be ready for it to come up during the negotiation.

HVAC systems are critical in Celina’s hot summers. If the system isn’t running efficiently, that’s a major red flag. I check the age of the unit, maintenance records, and overall cooling performance. Buyers need to know what they’re walking into in terms of replacement costs. Sellers can benefit from a simple HVAC tune-up before listing.

Electrical systems, especially in Celina’s older homes, often need close inspection. Historic homes may have outdated wiring or panels. I look for aluminum wiring, ungrounded outlets, and overloaded panels. I break down every issue clearly—what’s urgent, what’s common for the area, and what’s a future upgrade.

Plumbing is another major component. Many older Celina homes still have cast iron or galvanized pipes. I focus on water pressure, drain speed, and signs of corrosion. If the home is over 30 years old, I always recommend a sewer scope. It’s a small cost that can prevent a huge expense.

Drainage is a silent killer of foundations and often overlooked. During inspections, I assess yard slope, gutters and downspouts, and any water pooling near the home. Sellers can improve grading or extend downspouts to boost perceived value.

Termite activity is a real concern in Celina, especially with its mix of rural and historic homes. Even without visible damage, I recommend a wood-boring insect report and checks of attic beams and crawlspaces.

Energy efficiency is a smart angle for both buyers and sellers. Many homes in Celina built before 2010 lack modern insulation and systems. Buyers should budget for upgrades, while sellers can highlight any improvements like new windows, insulation, or high-efficiency HVAC units.