Fort Worth has one of the widest ranges of housing in Dallas–Fort Worth, from early twentieth-century homes in historic neighborhoods such as Fairmount to brand-new subdivisions on the city’s northern edge. A Fort Worth inspection has to start with the age and construction of the specific house, because the risks in a 1920s bungalow and a 2020 production home have almost nothing in common.
Every Stonebriar inspection is performed personally by Keith Boggs, TREC Professional Real Estate Inspector #9867 and an InterNACHI member, who has completed more than 10,000 inspections since 2007. Many inspection companies send whichever inspector is available, or hand the job to a contract inspector you have never spoken to. With Stonebriar, the person who answers your call is the person who inspects your home and explains the report.
What Fort Worth Homes Tend to Show
Older Fort Worth neighborhoods include many pier-and-beam homes, original or partially updated electrical systems and cast iron drain lines. Newer areas raise the questions that come with any new construction: builder workmanship, grading on recently cleared lots and installation quality. The expansive clay soils that run across Tarrant County affect both.
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- Outdated or altered electrical systems.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.
- Pier-and-beam foundations. Older homes on piers need the crawl space evaluated for shimming, beam and pier condition, moisture and ventilation, along with the floors above.
- Builder workmanship. New homes regularly show missing or displaced attic insulation, incomplete flashing, HVAC and plumbing installation errors, and grading that sends water toward the slab.
- Items to claim under the builder warranty. A one-year builder warranty inspection documents defects while the builder is still responsible for them.
- 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 Fort Worth 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.
New Construction Inspections in Fort Worth
For new homes, Keith offers a final inspection of the completed house before closing and a one-year builder warranty inspection before the warranty expires. Each inspection gives you a written record to take to the builder while corrections are still the builder’s responsibility.
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 Fort Worth 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
- New construction inspections before closing 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 Colleyville, Grapevine, Dallas, Keller and Bedford, along with the rest of the Dallas–Fort Worth area.
Schedule Your Fort Worth Home Inspection
Call Keith at (214) 923-7304 or schedule your inspection online.