What's Actually Included in a Home Inspection in Arlington, TX?

What Governs a Texas Home Inspection

In Texas, home inspectors are licensed and regulated by the Texas Real Estate Commission (TREC), which sets the minimum standards of practice that define what must be inspected and how findings must be reported.

TREC licensing exists to protect buyers. It means your inspector has completed required education, passed a state examination, and is held to a defined professional standard. When you hire a TREC-licensed inspector, you are not hiring someone who calls themselves an inspector — you are hiring someone the state of Texas has authorized to perform and report on home inspections.

Jantson McAffrey holds TREC License #26094 and is InterNACHI Certified. The InterNACHI certification adds a higher standard of education and continuing training on top of the state minimum requirement. That combination matters when you are trusting someone to tell you what is wrong with the most expensive purchase of your life.

Learn more about Jantson's background and credentials before you book.

The Roof System

A TREC-standard home inspection evaluates the roof covering material, flashing, gutters, downspouts, and visible roof penetrations such as plumbing vents, exhaust fans, and skylights, and notes evidence of damage, wear, or improper installation.

The inspector evaluates roof condition from the roof surface itself whenever safely accessible, or via binoculars and drone-equivalent close observation when direct access is not safe. In North Texas, the specific focus is on hail damage — bruising and granule loss on asphalt shingles — and wind damage at flashing and ridge caps. Gutters and downspouts are evaluated for condition and proper drainage away from the foundation.

What the roof inspection cannot determine: the remaining useful life to a specific number of years (that requires a roofing contractor's evaluation), or hidden layers beneath the visible surface on multi-layer re-roofs.

The Foundation and Structural Systems

The foundation inspection evaluates the visible portions of the foundation and structural framing for evidence of movement, cracking, settlement, or deterioration — though the soil, buried portions of the foundation, and concealed structural members are not accessible without specialized equipment or invasive investigation.

In Arlington and Tarrant County, foundation evaluation is given particular attention because of the expansive Blackland Prairie clay soil. I document crack locations, patterns, and estimated width; evidence of differential movement such as sloping floors; and the condition of the visible perimeter foundation and any accessible piers or crawl space structure.

For properties showing meaningful warning signs, I recommend adding a foundation inspection with elevation readings as an add-on. Elevation measurements across the slab give you quantitative data that the visual inspection alone cannot provide.

The Electrical System

The electrical inspection covers the service entrance, main electrical panel, branch circuit wiring visible in accessible areas, outlets, switches, and fixtures — evaluated for safety hazards, code-inconsistent conditions, and proper operation.

This section of the inspection receives significant attention on older Arlington homes. I evaluate the main panel for the manufacturer and model (certain older panel brands have documented safety concerns), breaker conditions including double-tapping, ground fault and arc fault protection coverage, and the condition of visible wiring. Outlets are tested for proper polarity and grounding throughout the home.

What electrical inspection does not include: opening walls to trace concealed wiring, load-testing circuits, or providing a code compliance certification.

The Plumbing System

The plumbing inspection evaluates water supply lines, drain lines, fixtures, water heater, and hose bibs for proper function, visible signs of leakage, water pressure, and drain performance — but does not include the buried sewer lateral running from the house to the street.

I run every fixture, test water pressure, evaluate the water heater for age, condition, and proper safety devices, and look for evidence of prior or active leaks under sinks, at supply connections, and in visible drain lines. I also check accessible supply line materials — older galvanized steel supply lines have a finite lifespan and are noted when present.

The underground sewer line is not part of the standard inspection. For Arlington homes built before 1990, I strongly recommend adding a sewer scope inspection to evaluate the buried lateral for root intrusion, pipe bellies, and deterioration. See the sewer scope page for detail on why this matters particularly in established North Texas neighborhoods.

The HVAC Systems

The HVAC inspection evaluates heating and cooling equipment for operational condition, thermostat function, airflow at registers, visible ductwork, filtration, and the condition of the evaporator coil and condenser unit — with attention to age, maintenance evidence, and signs of deferred service.

In North Texas, HVAC evaluation carries extra weight. Air conditioning systems run hard for six or more months of the year here. I document the approximate age of the system, visible condition of the evaporator coil and condenser, evidence of recent maintenance, and operational function. Systems operating outside normal temperature split ranges or showing obvious mechanical issues are noted.

What HVAC inspection does not include: refrigerant level testing or certification, duct leakage testing, or a guarantee of future operational life.

The Attic and Insulation

Attic inspection evaluates insulation levels and distribution, ventilation configuration, the condition of the roof deck from below, evidence of moisture or pest intrusion, and exhaust fan termination — all of which directly affect energy performance and roof longevity in North Texas's extreme heat.

Attic conditions matter more in Texas than in most of the country. An attic that reaches extreme temperatures during summer months accelerates shingle aging from below, makes the home's cooling system work far harder, and creates moisture and mold conditions if ventilation is inadequate. I evaluate ridge and soffit ventilation, insulation depth and coverage, and whether any bath or kitchen fans are exhausting into the attic cavity rather than to the exterior.

Interiors: Walls, Ceilings, Floors, Doors, and Windows

Interior inspection documents visible defects in walls, ceilings, and floors including evidence of water damage or staining, evaluates doors and windows for proper operation and seal integrity, and notes conditions that may indicate structural movement or moisture intrusion.

This is where some of the most telling structural clues appear. Diagonal cracks at door corners, windows that will not close flush, floors that slope, and ceiling staining from past or active roof or plumbing leaks are all part of the interior evaluation. I test every interior door and a representative sample of windows for proper operation.

What a Home Inspection Does NOT Cover

A TREC-standard home inspection explicitly does not cover concealed or inaccessible systems, underground utilities including the sewer lateral, environmental hazards like asbestos and mold, swimming pools and spas (without an additional fee), detached structures (without specific inclusion), and cosmetic conditions.

Understanding what is out of scope is as important as knowing what is included. The most significant exclusions for Arlington buyers:

• The underground sewer line (add a sewer scope)
• Foundation performance data beyond visual observation (add elevation measurements)
• Mold testing (a separate air quality assessment)
• Asbestos or lead paint testing (separate environmental assessment)
• Pools, spas, and outbuildings unless specifically included
• Code compliance certification

These are not oversights in the inspection — they are deliberate scope limitations. Knowing what is not included tells you where to add specialized services based on your property's age, condition, and history.

How to Read Your Digital Inspection Report

Surety Home Inspections delivers a same-day digital report that categorizes findings by system, uses clear severity designations, includes photographs of every documented defect, and provides a summary section designed to give you an at-a-glance picture of the most significant items.

The report is not a pass/fail document. No home — new construction included — comes through a thorough inspection without findings. The report is a prioritized inventory of the property's condition. Here is how I advise buyers to read it:

First, read the summary. It pulls the most significant findings to the top. Second, go through section by section and distinguish between safety items (act on these first), items that require repair or further evaluation by a licensed specialist, and maintenance items that are the normal cost of homeownership. Third, use the report as your negotiation document during the option period — your agent works from it to request repairs, credits, or price adjustments.

You receive the report the same day as the inspection. That gives you maximum time to review findings, consult with your agent, and obtain contractor estimates within the option period.