How to Understand a Dallas Home Inspection Report: What Buyers Should Know

Opening an inspection report can feel overwhelming — dozens of pages, highly technical language, and the word “deficiency” appearing more times than seems reasonable. In North Texas especially, buyers often see these documents and assume major problems. In reality, thorough documentation is simply part of the process.

Here’s what every Dallas-area buyer should know:
The number of pages has nothing to do with the condition of the home.

Inspectors are required by TREC to note current conditions and any items that may require attention in the future. So even a well-maintained home in Lake Highlands, Richardson, or Frisco can generate a lengthy report.

Common Inspection Findings in Dallas That Are Typically Not Serious

After reviewing hundreds of reports across DFW, these items appear frequently and are considered normal for our area:

Foundation settlement (hairline cracking)

North Texas clay expands and contracts with weather. Minor cracks are expected and not necessarily a sign of structural failure. We investigate further when floors are significantly sloped or cracks show active movement.

Minor roof flashing adjustments

Frequent storms can lead to small flashing repairs. These are typically inexpensive and routine.

Outdated GFCI protection

Homes built prior to the 1990s often need additional GFCI outlets. A licensed electrician can typically resolve this quickly and affordably.

Windows sticking or not opening smoothly

Humidity and settling can cause this, especially in older homes with wooden window casings. Often remedied with simple adjustment and maintenance.

“HVAC nearing end of service life”

In Texas, 10+ years is common for HVAC systems. This note is protective language rather than an indicator of imminent failure. Performance matters more than age alone.

Vegetation near the structure

Tree branches or shrubs touching siding are a maintenance concern — not structural.

When Dallas Buyers Should Pause and Investigate Further

These issues require additional evaluation before moving forward:

• Active foundation movement

  Homes with measurable shifting or significant gaps should be reviewed by a structural/foundation specialist.

• Storm-related roof damage

  Cities like Plano, Frisco, and McKinney frequently experience hail events. Moisture readings inside the attic or home warrant attention. I typically recommend a separate roof inspection for every home to confirm the home can be insured. 

• Aging cast iron plumbing in older homes

  Common in 1950s–1970s builds. Homes in areas like Plano still built with cast iron into the early 1980s. A sewer scope can help determine condition and repair needs. If the pipes are found to have corrosion or collapse this can be a costly repair.  

• Improper drainage around the foundation

  Persistent standing water can lead to future foundation complications.

• Electrical hazards

  Outdated breaker panels (e.g., Federal Pacific or Zinsco), double-lugged breakers, and overheating conductors require correction. If not addressed, this is a deal breaker. 

• Evidence of moisture intrusion or mold

  Any active moisture source should be identified and remediated.

How to Review an Inspection Report Effectively

1️⃣ Start with the summary pages
2️⃣ Identify which items fall into these categories:

• Safety or structural concerns

• Major systems (roof, plumbing, HVAC, electrical)

• Normal maintenance

3️⃣ Consult your agent to assess severity and repair options
Part of my role is to offer contextual guidance — what is expected for the age and location of a home, what merits concession discussions, and which specialists to involve when needed.

Final Thoughts

An inspection report is not a pass/fail test. It is a tool that gives you a clearer understanding of the property you're purchasing — and empowers smart negotiation. 

When you have an experienced advocate to help interpret the findings, the process becomes manageable and confident rather than stressful. 

If you’re considering a purchase in the Dallas area and want to better understand what to expect, I’m here to help. Reach out to meet with me.