Let’s start with the foundation. Garland, like much of North Texas, is built on clay soil that expands and contracts with seasonal moisture. That shifting causes stress on slabs and piers, leading to hairline cracks, sticking doors, and uneven floors. These don’t always mean structural failure—but they do require a closer look. Buyers can use this info for negotiation; sellers can take early action to protect their listing’s value.

Roof inspections are a must in Garland. Between hailstorms, summer sun, and aging materials, roof wear is a common concern. I check for missing or curling shingles, flashing issues, soft decking, and signs of past storm repairs. Roof problems can trigger insurance issues or costly repairs, so knowing the real condition is key.

When it comes to HVAC systems, many Garland homes—especially older ones—are still using units that are past their prime. I check the system’s age, performance, ductwork, and efficiency. Whether it’s a tune-up or a full replacement, HVAC findings play a big role in negotiations and energy planning.

Electrical inspections are crucial in Garland’s varied housing stock. From outdated panels and knob-and-tube wiring to poorly executed DIY upgrades, safety is a top priority. I ensure that all systems are grounded, GFCI-protected, and code-compliant—because electrical issues can slow down underwriting or even derail a deal entirely.

Plumbing deserves just as much attention. Many older Garland homes were built with galvanized or cast iron piping, which can corrode, clog, and fail. I test water pressure, check for staining or visible leaks, and often recommend a sewer scope, especially on homes built before 1980. It’s a quick, cost-effective way to uncover major hidden issues beneath the yard.

Let’s talk drainage and grading. In Garland, I often see pooling water near foundations, non-functional gutters, or low spots that collect runoff. These issues may seem minor, but they’re tied directly to long-term foundation health. I evaluate the flow of water across the lot and offer practical fixes that prevent future damage.

Pest inspections are essential in Garland’s mature neighborhoods. Termites, rodents, and carpenter ants are common—and they can do serious damage before you ever see the signs. I inspect attics, crawlspaces, and wood framing for activity, damage, or conditions that attract pests. Early treatment = major savings.

Energy efficiency is another hot topic. From drafty single-pane windows to outdated thermostats, I review a home’s insulation, ventilation, and utility systems. Buyers are increasingly asking about energy costs, and sellers who can show upgrades often command higher offers.