Nobody wants to fall in love with a house, make an offer, and then get hit with a report full of critical issues. It puts your buyer in a tough spot and throws the whole deal into question.
The good news is that some of the most common inspection findings are visible long before the inspector ever shows up. Here are five things agents can keep an eye on during the showing to get ahead of the surprises.
1 Grading and Drainage Around the Foundation
In Central Texas — Austin, Kyle, Buda, San Marcos, New Braunfels, San Antonio — the soil is either clay-heavy, limestone-heavy, or both. Both are problematic for foundations when water pools near the house. Walk the perimeter. Does the ground slope away from the home on all sides? Or does it slope toward it?
- Dirt or mulch built up against the siding or brick
- Low spots near the foundation where water would collect
- Downspouts that dump water right at the base of the home
- Cracks in the exterior brick or siding near corners
2 The Roof — Even From the Ground
You don't need to get up there. You can learn a lot standing in the driveway and looking. Central Texas roofs take a beating from summer UV, hail, and the occasional freeze. Asphalt shingles that are curling, cupping, or have obvious bald spots where the granules have worn off are close to the end of their life. If the home is more than 15 years old and the roof hasn't been replaced, that's a conversation worth having before the inspection.
- Shingles that look wavy, curled, or uneven
- Dark streaking (algae) or patchwork where repairs were made
- Flashing around chimneys or vents that looks raised or separated
- Missing or damaged gutters
3 HVAC Age and Condition
In Central Texas, the HVAC system works harder than almost anywhere else in the country. Six months of 90°+ heat puts real wear on equipment. An aging unit — especially one that's 12 years or older — is a major ticket item your buyer should know about heading into negotiations. The data plate is on the exterior condenser unit. You can look up the manufacture date from the serial number online in about 30 seconds.
- Rust or corrosion on the condenser unit outside
- The serial number on the data plate (first 4 digits often = year/week of manufacture)
- Filters that are visibly black or clogged inside
- Rooms that seem dramatically warmer or cooler than adjacent spaces
4 Water Stains on Ceilings and Around Windows
This is one of the most common things agents miss because sellers paint over stains before listing. Look carefully at ceilings, especially near exterior walls, skylights, and the perimeter of the top floor. Yellow or brown rings — even light ones — are almost always previous or active water intrusion. Stains around windows often mean the flashing failed or the caulk sealed long ago.
- Any discoloration on drywall ceilings, especially ring-shaped marks
- Paint that bubbles slightly or has a texture different from the surrounding area
- Dark staining in corners of windows or around window frames
- Soft or spongy areas on the floor near bathrooms or the kitchen
5 Signs of Foundation Movement
Foundation issues are one of the most common — and most expensive — findings in Central Texas. The region's expansive clay soils shrink and swell with moisture changes, and that movement shows up in the home over time. You don't need an engineer to spot the warning signs. Doors and windows that stick, floors that aren't level, and cracks running through drywall at diagonal angles are all things worth noting before your buyer gets attached to a property that may have a significant repair ahead of it.
- Diagonal cracks at the corners of doors and windows
- Doors or windows that don't open and close smoothly
- Gaps between the wall and ceiling or floor trim
- Floors that feel uneven or sloped when you walk through the home
- Cracks in exterior brick, especially stair-step cracks along the mortar
The Bigger Picture
None of this replaces the inspection. What it does is give your buyer context. When they've already noticed the grading issue on the west side of the house, or you've already mentioned the HVAC unit is pushing 14 years old, the inspection report feels like confirmation rather than a surprise. That's a much better headspace for your client to be in when they're deciding how to proceed.
If you're working with buyers in Austin, Kyle, Buda, San Marcos, New Braunfels, or San Antonio, we'd be glad to be the inspector you call. We show up on time, inspect thoroughly, and have the report in your client's inbox the same day.