Let’s start with foundations—a major point of concern across North Texas. Irving’s expansive clay soil means shifting is common. Cracks in walls, sloping floors, or sticky doors don’t automatically spell disaster, but they can impact value. I’ve helped buyers use these findings to negotiate better deals—and helped sellers resolve issues before they ever hit the market.

Roof condition is another key factor. Between Texas heat, hail, and high winds, even newer roofs in Irving can suffer damage. During inspections, I check for missing shingles, patch jobs, poor drainage, and underlying deck damage. Knowing a roof’s true condition before you buy—or before you list—can prevent costly last-minute surprises.

When it comes to HVAC systems, many homes in Irving—especially those built before the 2000s—still have older units. I always assess the system’s age, efficiency, maintenance history, and performance. Buyers want reliable comfort, and sellers who invest in upgrades can often command a higher price.

Electrical systems can raise flags, especially in older or remodeled homes where unpermitted work might exist. I look for aluminum wiring, outdated panels, overloaded circuits, and grounding issues. These are not only safety concerns—they can affect insurance coverage and financing.

Let’s not forget plumbing. Many older Irving homes still have galvanized or cast iron pipes, which can corrode, leak, or restrict water flow. During inspections, I watch for water stains, slow drains, and signs of past repairs. I often recommend a sewer scope inspection—it’s a small investment that can reveal big problems.

Drainage can have a long-term impact on a home’s value and stability. Poor grading, clogged gutters, or downspouts that dump water near the foundation are red flags. I assess how well the property manages rainwater to prevent future foundation or moisture issues.

And yes—pests are something we always watch for. Irving’s mix of older homes and lush, tree-filled neighborhoods creates the perfect environment for termites, rodents, and ants. I inspect attics, garages, and framing for signs of damage and activity. Catching it early means more negotiation power or fewer buyer objections.

Energy efficiency is more important than ever. Many older Irving homes lack modern insulation, energy-efficient windows, or smart thermostats. I help buyers spot areas for upgrades—and help sellers highlight improvements that boost appeal in a competitive market.