Sachse sits between Garland, Wylie and Murphy, straddling Dallas and Collin counties. Most of its homes were built from the 1990s onward, with newer subdivisions still being added, so a Sachse purchase is usually a home between a few years and three decades old.
Stonebriar Property Inspections is Keith Boggs. Keith is a TREC Professional Real Estate Inspector (#9867) and InterNACHI member who has completed more than 10,000 inspections since 2007, and he performs every inspection himself. There is no subcontractor and no hand-off: the inspector you hire is the inspector in your attic, and the one who answers your questions afterward.
What Sachse Homes Tend to Show
Sachse homes are mostly brick production homes on slab foundations over clay soils. Foundation movement, roof wear from hail, aging HVAC equipment and water heaters, and builder workmanship in the newer neighborhoods are the conditions Keith reports most often.
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.
- 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 Sachse 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 Sachse
Keith offers phased inspections for homes under construction, including a pre-drywall inspection while framing, rough plumbing and rough electrical are still visible, a final inspection before closing, and a one-year builder warranty inspection before the warranty expires. Each phase 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 Sachse 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.
Should I inspect a brand-new home?
Yes. A new home has never been tested by a full season of use, and the builder’s walkthrough is not an independent inspection. Phased inspections during construction, a pre-closing inspection and a one-year warranty inspection each catch defects while the builder is still responsible for them.
When should I schedule the one-year warranty inspection?
Around the tenth or eleventh month after closing, which leaves time to submit the report to the builder before the first-year warranty 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 Garland, Murphy, Rowlett and Richardson, along with the rest of the Dallas–Fort Worth area.
Schedule Your Sachse Home Inspection
Call Keith at (214) 923-7304 or schedule your inspection online.