Irving covers a wide range of housing, from mid-century neighborhoods in the south of the city to the high-rise and townhome communities of Las Colinas. Buyers in Irving may be looking at a 1960s ranch home, a 1990s single-family house or a condominium, and the inspection has to fit the property.
When you book Stonebriar, you get Keith Boggs, not a crew. Keith is a TREC Professional Real Estate Inspector (#9867) and InterNACHI member with more than 10,000 inspections since 2007, and he personally performs every inspection. Real estate agents across Dallas–Fort Worth refer clients to Keith because they know exactly who will show up and how the report will read.
What Irving Homes Tend to Show
Older Irving homes commonly show foundation movement, outdated electrical panels, cast iron drain lines and aging HVAC equipment. In Las Colinas and other condominium and townhome communities, the focus shifts to the unit’s own systems, windows and balconies, and signs of water intrusion from neighboring units.
The conditions Keith reports most often here include:
- Foundation movement. North Texas clay swells when wet and shrinks in drought. Foundations respond with sloping floors, sticking doors, diagonal drywall cracks and separated brick mortar. Keith documents these signs, and Zip Level foundation measurements are available as an add-on when movement is in question.
- Aging drain lines. Older homes often have cast iron or clay sewer lines that crack, belly or collect roots. A sewer scope inspection puts a camera through the line before you own it.
- HVAC equipment and water heaters near the end of their life. Age, operation, condensate drainage and venting are all reported, so you can budget for replacement rather than discover it in August.
- Outdated or altered electrical systems. Decades of updates leave behind ungrounded outlets, double-tapped breakers, missing GFCI protection and amateur wiring in attics and garages.
- Attached-home concerns. For condominiums and townhomes, Keith looks for water intrusion from adjacent units, balcony and window condition, and the unit’s own mechanical systems. See condo inspections.
- Roof wear and hail damage. Hail and summer heat shorten shingle life across the region. Keith reports granule loss, hail impacts, flashing defects and signs of past leaks in the attic.
- Wood destroying insects. Subterranean termites are active throughout the area. A termite (WDI) inspection is performed under Keith’s Texas Department of Agriculture license.
What Your Irving Home Inspection Includes
The inspection follows the Texas Real Estate Commission Standards of Practice and is reported on the TREC form that Texas buyers and agents expect. It covers the structure and foundation, roof and attic, exterior and grading, electrical, plumbing, heating and air conditioning, appliances, and interior components. Every report evaluates more than 600 items and includes 80 or more photographs, with plain-language commentary on what each finding means.
Reports are delivered within 24 hours, and often sooner, which matters inside a short option period. Evening and weekend appointments are available. You are welcome to attend, and Keith will walk you through the findings at the end of the inspection.
Optional add-ons include thermal imaging, sewer scope, termite (WDI) and Zip Level foundation measurements. The fee depends mainly on the size and age of the home; the home inspection cost guide explains what drives it.
What a Home Inspection Is Not
A home inspection is a visual, non-invasive evaluation of the home’s condition on the day of the inspection. It is not a code-compliance inspection, an appraisal, an engineering report or a warranty. Keith reports deficiencies and safety concerns as defined by the TREC Standards of Practice, and he will tell you when a condition calls for a licensed specialist, such as a structural engineer or a plumber, to take a closer look.
Services for Irving Buyers, Sellers and Owners
- Buyer’s home inspections during the option period
- Pre-listing inspections for sellers who want to price and repair with confidence
- Condominium and townhome inspections
- Phased new construction inspections and one-year builder warranty inspections
- Annual home maintenance inspections for current owners
Frequently Asked Questions
When should I schedule the inspection?
As soon as your contract is signed. Texas option periods are often short, and you will want time to read the report, get repair estimates and negotiate before the period ends.
Do I need a sewer scope on an older home?
For homes built before the mid-1980s, or any home with large trees near the sewer line, a sewer scope is worth serious consideration. Drain line repairs under a slab are among the most expensive problems a buyer can inherit, and they cannot be seen during a standard inspection.
Is foundation movement a deal breaker?
Not by itself. Most North Texas homes show some movement. Keith reports the signs he observes and explains whether they warrant evaluation by a structural engineer, so you can make the decision with the facts in hand.
Does the inspection check whether the house meets current building codes?
No. A Texas home inspection is not a code-compliance inspection. Keith reports deficiencies and safety concerns under the TREC Standards of Practice.
Nearby Areas We Serve
Keith also inspects homes in Coppell, Farmers Branch, Dallas and Grapevine, along with the rest of the Dallas–Fort Worth area.
Schedule Your Irving Home Inspection
Call Keith at (214) 923-7304 or schedule your inspection online.