Your Caddo Mills Home Inspection Experts
When you’re investing in a home in Caddo Mills—whether it’s a brand-new build in Stonehaven or a spacious estate in Rolling Ridge—you need a home inspection company that understands the unique challenges of Northeast Texas living. Elite Inspection Group brings deep knowledge of Caddo Mills’ Blackland Prairie clay soil, rapid development patterns, and the specific concerns facing homeowners in this growing Hunt County community.
Founded by Garrett Hand and Mike Kemper, two former real estate professionals who saw firsthand the gap between what homebuyers needed and what the inspection industry was delivering, Elite Inspection Group has been serving the Dallas-Fort Worth metroplex since 2013. We’re here to give you peace of mind about the biggest investment you’ll ever make.
As licensed and insured inspectors, we use advanced technology like the Zip Level Pro-2000 for precise foundation measurements—absolutely critical in Caddo Mills where expansive clay soil can exert up to 15,000 pounds per square foot of pressure on your home’s foundation. We offer 48-hour guaranteed scheduling, seven days a week, because we understand that real estate timelines don’t stop for weekends.
Call 469-818-5500 to schedule your Caddo Mills home inspection today.
Scheduling
Per Week
Warranty
Serving Caddo Mills Neighborhoods:
- Stonehaven
- Whispering Winds
- Rolling Ridge Estates
- Stoneleigh
- Buffalo Creek
- Historic Downtown Caddo Mills
Deep Knowledge of Caddo Mills Homes
Caddo Mills isn’t your typical Dallas suburb—and that’s exactly what makes it special. This Hunt County community, founded in 1879 and named after the historic gristmill built by I.T. Johnson and Henry King, has experienced explosive growth in recent years. The population jumped an incredible 26% in just one year (2022 to 2023), transforming from a quiet rural town into a sought-after bedroom community for Dallas-Fort Worth commuters.
Located approximately 41 miles northeast of Dallas, Caddo Mills offers that rare combination of small-town character with convenient access to major employment centers via Interstate 30 and Highway 66. Today’s median home value sits around $295,000, making it an attractive option for families seeking more space and value compared to pricier inner suburbs.
What sets Caddo Mills apart is its mix of development types. You’ll find brand-new master-planned communities like Stonehaven, where D.R. Horton is building modern family homes from $273K to $368K. The Whispering Winds subdivision offers established homes on spacious lots with that country feel. For those seeking even more space, Rolling Ridge Estates features estate-style homes on one-acre-plus lots.
But here’s what you need to know: Caddo Mills sits squarely on Blackland Prairie clay soil. This deep, dark-gray to black alkaline clay is notorious for its high shrink-swell properties. When it rains, the clay absorbs water and expands. During droughts, it shrinks and cracks. This constant movement is the number one cause of foundation issues in Northeast Texas homes.
Home Inspection Services Designed for Caddo Mills Homeowners
Pre-Purchase Inspections
Thinking about buying in Stonehaven or Whispering Winds? Our comprehensive pre-purchase inspection covers everything from the foundation to the roof—literally. We use the Zip Level Pro-2000 to measure foundation elevation to 1/10th of an inch accuracy, detecting even minor settlement that could become major problems on Caddo Mills’ expansive clay.
We thoroughly evaluate HVAC systems (critical for Northeast Texas summers that regularly hit 95-100°F), check for proper drainage around the foundation, inspect the roof for hail damage from severe thunderstorms, and assess all major systems. For rural properties, we also evaluate septic systems and well water quality.
You’re welcome—encouraged, actually—to attend the inspection. We’ll walk you through our findings, explain what maintenance items matter most, and help you understand your potential investment.
New Construction Inspections
With D.R. Horton actively building in Stonehaven and custom builders like LaRue Custom Homes and Rafter P Construction working throughout Caddo Mills, new construction inspections are more important than ever. Just because it’s new doesn’t mean it’s perfect.
We inspect new homes at multiple phases—during construction (pre-drywall) and before closing. We verify that post-tension cable systems are properly installed (essential for Blackland Prairie clay), check that drainage is correctly graded away from the foundation, and ensure all systems meet code and function as designed.
New construction on expansive clay requires special attention. We make sure your builder has properly prepared the site and installed foundation systems designed to handle soil movement.
Foundation-Focused Expertise
Let’s be direct: foundation issues are the biggest concern for Caddo Mills homeowners. The Blackland Prairie clay beneath your home is constantly moving, and that movement shows up as cracked walls, sticking doors, and uneven floors.
Unlike inspectors who just do a visual check, we use precision technology. The Zip Level Pro-2000 gives us exact elevation measurements across your foundation, creating a detailed map that shows where settlement is occurring and how severe it is.
We’ll explain the findings in terms you can understand and help you distinguish between normal seasonal movement and problems that need immediate attention. We also provide guidance on proper watering practices to minimize soil movement around your foundation.
Additional Inspection Services
Pre-Listing Inspections
Planning to sell your Caddo Mills home? A pre-listing inspection helps you address issues before buyers find them, potentially increasing your sale price and reducing negotiation stress. Know what you’re working with before putting your home on the market.
11-Month Warranty Inspections
Most new construction comes with a one-year warranty. We recommend an inspection around month 11 to document any warranty issues before coverage expires. This is especially important for foundation performance on expansive clay soil.
Comprehensive Systems Check
Every inspection includes thorough evaluation of electrical systems, plumbing (including freeze protection in winter), HVAC performance, roofing, insulation, ventilation, and all major appliances. We look at everything that affects your home’s safety, function, and value.
Trusted by Caddo Mills Homeowners
Elite Inspection Group was founded by Garrett Hand and Mike Kemper, two professionals who came from the real estate industry and saw firsthand what homebuyers really needed during the inspection process. Both Garrett and Mike worked as realtors before becoming home inspectors, giving them unique insight into the home buying journey and the stress that comes with it.
They built Elite Inspection Group on a simple philosophy: provide inspections that are thorough, educational, and delivered in a way that helps clients make informed decisions without the intimidation factor. We’re not here to kill deals or scare you—we’re here to bridge the gap between where you are now and where you want to be: confidently owning your home.
Licensed & Insured
Texas Real Estate Commission Professional Inspector License
Serving the DFW Metroplex Since 2013
What Sets Us Apart
- Real estate background: We understand transaction timelines and buyer concerns
- Advanced technology: Zip Level Pro-2000 for precise foundation measurements
- 48-hour scheduling: Guaranteed, seven days a week
- 120-day warranty: We stand behind our inspections
- Client education: We explain findings in terms you can understand
- Attendance encouraged: Learn about your home during the inspection
- Local expertise: We know Caddo Mills’ soil, climate, and construction patterns
Caddo Mills: Small-Town Roots, Modern Growth
Caddo Mills’ history is tied to the railroad. When the Missouri, Kansas and Texas Railway (MK&T) built a line through town in 1886, it transformed a small settlement of 100 people into a thriving community of 500. The historic freight depot and cotton loading shed stand as reminders of that railway heritage. Today, the town is experiencing another transformation—from rural community to growing Dallas-Fort Worth suburb—while maintaining the small-town character that makes it special.
Frequently Asked Questions About Caddo Mills Home Inspections
How long does a home inspection take in Caddo Mills?
A typical home inspection in Caddo Mills takes 2.5 to 4 hours, depending on the home’s size, age, and features. For larger homes over 2,700 square feet or homes built before 1980, inspections may take closer to 4-5 hours due to more complex systems and potential rural features like septic systems.
The inspection duration also depends on what we find. If we discover foundation settlement or other concerns, we take the extra time needed to thoroughly document the issue and gather precise measurements. We never rush—your peace of mind is worth the time investment.
What are the most common issues found in Caddo Mills homes?
The most common issues include foundation settlement from expansive Blackland Prairie clay soil that can exert up to 15,000 pounds per square foot of pressure, HVAC strain from extreme Northeast Texas summer heat (95-100°F), and roof damage from severe thunderstorms and hail.
Additional common findings include:
- Foundation movement: Doors that stick, cracks in walls or ceilings, and uneven floors caused by the shrink-swell cycle of Blackland Prairie clay
- Drainage issues: Improper grading causing water to flow toward foundations rather than away, exacerbating soil moisture problems
- HVAC undersizing: Systems not adequate for Northeast Texas summer heat and humidity
- Plumbing concerns: Older homes may have galvanized pipes needing replacement; winter freeze damage in exposed areas
- Septic system maintenance: Rural properties with septic systems that haven’t been properly maintained
Do you inspect homes built by D.R. Horton, LaRue Custom Homes, and Rafter P Construction in Caddo Mills?
Yes, we inspect homes by D.R. Horton (including the Stonehaven development), LaRue Custom Homes, Rafter P Construction, and all builders active in Caddo Mills. New construction homes require specialized attention to foundation systems, post-tension cables, and drainage, especially on Blackland Prairie clay soil.
We provide comprehensive new construction phase inspections (pre-drywall walk-throughs) and pre-close final inspections. For D.R. Horton’s Stonehaven community, we’re familiar with their construction methods and typical quality control processes. For custom builders like LaRue and Rafter P, we ensure that the unique design elements are properly executed and that all systems meet code.
New construction doesn’t mean problem-free. We find issues in new homes regularly—improper drainage grading, HVAC issues, and construction defects that are much easier to fix before you close.
Should I get a foundation inspection separately in Caddo Mills?
Foundation inspection is included in every Elite Inspection Group home inspection in Caddo Mills. We use the Zip Level Pro-2000, which measures foundation elevation to 1/10th of an inch accuracy—critical for detecting movement caused by the area’s expansive Blackland Prairie clay soil.
This technology helps identify settlement issues early, protecting your investment in this high-risk soil environment. The Zip Level creates a detailed elevation map of your foundation, showing us exactly where settlement is occurring and how significant it is. This data is invaluable when negotiating repairs or understanding the scope of foundation issues.
You don’t need to hire a separate foundation specialist for your initial inspection. If our inspection reveals significant foundation concerns, we can recommend specialized foundation engineers for further evaluation, but most buyers get all the information they need from our comprehensive foundation assessment.
Do you also inspect homes in Greenville, Royse City, Rockwall, and Quinlan?
Yes, we serve Caddo Mills and surrounding Hunt County communities including Greenville, Royse City, Rockwall, Quinlan, and the greater Northeast Texas area. We offer 48-hour guaranteed scheduling seven days a week throughout the Dallas-Fort Worth metroplex.
Our service area extends throughout the DFW metroplex, covering all of Hunt County and surrounding areas. Whether you’re looking at homes in Caddo Mills proper, nearby Greenville (the Hunt County seat), or communities like Royse City to the southwest, we bring the same level of local expertise and thorough inspection service.
Call 469-818-5500 to schedule your inspection. We’ll work with your timeline and ensure you have your inspection report in time to make informed decisions.
What happens after the inspection in Caddo Mills?
Within 24 hours, you receive a comprehensive digital inspection report with detailed findings, high-resolution photos, and maintenance recommendations specific to Caddo Mills homes. The report includes foundation elevation data, clay soil considerations, and prioritized repair recommendations.
Your inspector remains available to answer questions and explain findings in terms you can understand. We know you’re making a major decision, and we want you to feel confident about it. The report is easy to navigate, with color-coded priorities that help you understand what needs immediate attention versus routine maintenance items.
For buyers, the report gives you solid information for negotiations. For sellers, it provides documentation of your home’s condition. For current homeowners doing an 11-month warranty inspection, it ensures issues are documented before your builder warranty expires.
Caddo Mills Homeowner Resources
City of Caddo Mills Resources
City Hall & Building Services
2313 Main Street, Caddo Mills, TX 75135
Phone: 903-527-3116
Website: cityofcaddomills.com
Building Permits & Inspections
Same address and phone as City Hall
The City of Caddo Mills Building Services department handles all permit applications for renovations, additions, and new construction.
Utilities
- Water: City of Caddo Mills Water Utilities
- Electric: Multiple providers (TXU Energy common)
- Gas: Atmos Energy
- Trash: City of Caddo Mills Services
Emergency Services
Police: 903-527-3122
Non-Emergency: 903-453-6838
Emergency: 911
Foundation Maintenance Tips for Caddo Mills
Living on Blackland Prairie clay requires proactive foundation care:
Consistent Watering: During dry periods, water around your foundation to maintain consistent soil moisture. Use soaker hoses placed 12-18 inches from the foundation, running for 30-45 minutes 2-3 times per week during drought conditions.
Proper Drainage: Ensure gutters and downspouts direct water at least 5-10 feet away from your foundation. The grading around your home should slope away from the foundation.
Tree Placement: Avoid planting large trees within 15-20 feet of your foundation. Mature tree roots can extract massive amounts of moisture from clay soil, causing foundation settlement.
Seasonal Maintenance for Northeast Texas
Spring: Check for foundation movement after winter moisture and freeze-thaw cycles. Inspect your roof for winter storm damage. Service your air conditioning system before summer heat arrives.
Summer: Monitor HVAC performance during peak heat (95-100°F common). Keep foundation consistently watered during droughts. Check for soil cracks indicating severe drying.
Fall: Inspect for storm and hail damage from summer severe weather. Clean gutters before winter. Prepare heating system for winter operation. Check freeze protection on outdoor faucets and pipes.
Winter: Insulate exposed pipes. Monitor heating system performance. Watch for ice dams on roof. Maintain some foundation watering even in winter if weather is dry.
Understanding Caddo Mills’ Real Estate Market
With a median home value around $295,000 and rapid population growth (26% in one year), Caddo Mills offers strong value compared to inner DFW suburbs. The Stonehaven development ($273K-$368K) shows the price point for new construction. Established neighborhoods like Whispering Winds and Rolling Ridge Estates provide options for those preferring existing homes with mature landscaping.
Schedule Your Caddo Mills Home Inspection Today
Whether you’re buying in Stonehaven, considering an estate in Rolling Ridge, or looking at established homes in Whispering Winds, Elite Inspection Group provides the thorough, educational inspection you need to make an informed decision. We understand Caddo Mills’ unique challenges—from Blackland Prairie clay soil to severe weather concerns—and we’ll make sure you do too.
Call 469-818-5500
Serving Caddo Mills, Greenville, Royse City, and the Dallas-Fort Worth Metroplex Since 2013 | Licensed & Insured