Inspections, Foundation and Survey: Checks Before You Buy

Which inspections should I order, and do I need a termite inspection?

Order a general home inspection the day the contract is signed, and add specialists the same week as soon as anything points to them. Everything has to fit inside the option period, so the order matters.

1. General inspection by a licensed Texas inspector, covering structure, roof, systems and visible defects.
2. Wood-destroying insect inspection for termites, booked at the same time.
3. Sewer camera inspection for older homes or homes with large trees near the drain line.
4. Structural engineer if the inspector notes foundation movement.
5. Roof, HVAC, pool or electrical specialists if the general report flags them.
6. Homeowners insurance quote, since the insurer may ask about the roof and electrical panel.

Should I get a termite inspection in Dallas?

Yes, it is a sensible add-on in North Texas, where subterranean termites are common, and some loan programs require one. The report is a wood-destroying insect inspection done by a licensed pest control company. If it shows active termites or damage, ask for treatment by a licensed company, a transferable treatment warranty and repair of damaged wood, and have any structural damage looked at by a qualified professional.

Ask the seller for the seller's disclosure notice before or with the contract, and read it alongside the reports. It often tells the inspector where to look first.

Should I walk away if the inspection finds problems?

Usually not. Every house has findings, including new ones. Walk away when a problem is serious, costly or uncertain and the seller will not address it in a way that works for you.

Sort the report into three groups: safety and structural items, big-ticket systems near the end of their life, and routine maintenance. Get repair estimates for the first two during the option period. Then ask the seller for repairs, a credit or a price reduction, and record what you agree in a signed amendment. If you cannot agree, you can end the contract before 5:00 p.m. on the last day of the option period and get your earnest money back.

How serious are foundation problems in Dallas homes?

Foundation movement is common in Dallas and often manageable, but it can be serious, so have a structural engineer evaluate any sign of it. Much of Dallas sits on expansive clay soil that swells when wet and shrinks when dry, and that movement stresses slabs and pier-and-beam foundations.

• Signs: diagonal cracks above doors and windows, doors that stick or do not latch, sloping floors, gaps at baseboards or around windows, stair-step cracks in brick.
• Ask the seller for any foundation repair records, engineer reports and whether a repair warranty transfers.
• Look at drainage, gutters and large trees near the house. Water and roots affect clay soil.
• A general inspector flags concerns. A structural engineer gives an opinion on cause and what, if anything, to do.

I grew up around custom homebuilding, and I would rather a buyer spend on an engineer during the option period than guess. The report also gives you a firm basis for negotiating.

What should I check before buying an older Dallas house?

Check the foundation, the sewer line, the electrical and plumbing systems, the roof and the paperwork for past additions. Older homes in areas like Lakewood or Kessler Park can be well built and still hide aging systems.

• A camera inspection of the sewer line to the street. Older drain lines and tree roots are common problems.
• The electrical panel and wiring, and whether the insurer will cover them.
• Supply and drain pipe materials, and any past leaks.
• Roof age and hail history, which affect insurance.
• Permits for additions and converted garages.
• For homes built before 1978, the federal lead-based paint disclosure the seller must provide.
• Whether the street is in a City of Dallas historic or conservation district, which can limit exterior changes.
• The FEMA flood map for the address.

Do I need a property survey before buying?

Usually, yes. The title company and lender generally want a survey, and it shows you the boundaries, easements and any encroachments such as a fence or driveway over the line.

The TREC contract gives three choices: the seller provides an existing survey with a Residential Real Property Affidavit, the T-47, saying nothing has changed, the buyer orders a new survey, or the seller orders one. An existing survey works only if the title company and lender accept it. If there have been additions, new fences or pools since the old survey, a new one is the safer choice. Review the survey within the time the contract gives you to object.

What should I know before buying a house with an HOA?

Read the HOA documents before your right to back out ends. The TREC addendum for property in a mandatory owners association lets you receive the subdivision information and, depending on the option chosen, end the contract within a short window after you get it.

• Dues, what they cover and any special assessments, approved or planned.
• The resale certificate: amounts owed, pending lawsuits and transfer fees.
• Rules on rentals, fences, paint colors, additions and parking.
• The budget and reserves, which show whether big repairs are funded.

Can I ask the seller to leave the appliances?

Yes. Built-in appliances usually convey under the TREC contract, but a refrigerator, washer and dryer are personal property and stay only if your contract says so, usually through the TREC Non-Realty Items Addendum.

Write the specific items into the offer, and do the same for anything else you assume is included: mounted TVs, outdoor furniture, light fixtures the seller might replace. If it is not in writing, do not count on it.

What happens at the final walkthrough before closing?

You confirm the house is in the condition the contract requires before you sign closing documents. It is usually scheduled shortly before closing.

1. Check each agreed repair against the amendment, and ask for the receipts.
2. Confirm that everything that conveys is still there.
3. Run the faucets, HVAC, appliances, garage door and sprinklers.
4. Look for new damage from the move-out.
5. Raise any problem with your agent before closing, not after.