Home Inspection Services in Grayson County, TX

Pre-Purchase Inspections

Buying a home in Grayson County’s competitive market? Our comprehensive pre-purchase inspections cover every system from foundation to roof, with special attention to expansive clay soil concerns. Using the Zip Level Pro-2000 and thermal imaging, we provide the detailed information you need to negotiate confidently.

Typical Duration: 2.5-4 hours for standard homes, 4-6 hours for lakefront or large acreage properties.

New Construction Inspections

With massive developments like Cottonwood (4,000 lots), Mantua (6,000 homes), and projects by D.R. Horton, K. Hovnanian, and Highland Homes, Grayson County is experiencing unprecedented new construction. Our new build inspections verify quality control before your builder’s warranty begins.

Major Builders We Inspect: D.R. Horton, K. Hovnanian Homes, Highland Homes, William Taylor Custom Homes, Tilson, Historymaker Homes, Holley Jolly Homes.

Pre-Listing Inspections

Selling your Grayson County home? A pre-listing inspection identifies issues before buyers discover them, allowing you to make repairs on your terms or price accordingly. In markets where foundation concerns are common, a clean inspection report builds buyer confidence.

Foundation-Focused Inspections

Given Grayson County’s severe expansive clay soil conditions, foundation health is critical. Our inspections include precision elevation mapping, crack pattern analysis, drainage evaluation, and soil moisture assessment. We help you understand if visible cracks are cosmetic or structural.

Rural & Acreage Property Inspections

Grayson County’s rural areas in Tioga, Tom Bean, Bells, and unincorporated regions offer one-acre lots, barndominiums, and country estates. Our rural inspections cover well water systems, septic tanks, outbuildings, propane systems, electrical service adequacy, and road access.

11th Month Warranty Inspections

Builder warranties in Texas typically last one year. Before your warranty expires, our 11th-month inspection identifies defects covered under warranty, ensuring issues are documented and repaired at the builder’s expense. Critical in new developments where foundation settlement may take time to appear.

Local Expertise Matters in Grayson County

From understanding Lake Texoma Corps of Engineers regulations to knowing which Sherman neighborhoods have pier and beam foundations, from recognizing the different clay soil compositions across the county to identifying common issues with specific builders—local knowledge makes the difference. We’ve inspected thousands of homes across Grayson County and understand the unique challenges each community faces.

How long does a home inspection take in Grayson County?

A typical home inspection in Grayson County takes 2.5 to 4 hours for standard single-family homes, depending on size, age, and condition. Lakefront properties on Lake Texoma or large rural homes with acreage may require 4-6 hours due to additional structures like boat houses, docks, wells, and septic systems. Older historic homes in downtown Sherman or Denison with complex systems may also take longer. We never rush—thoroughness is more important than speed when it comes to your biggest investment.

What are the most common issues found in Grayson County homes?

The most common issues in Grayson County homes include foundation settlement from expansive clay soil that can expand up to 75% when saturated, HVAC system strain from extreme North Texas heat, roof damage from frequent hail storms in the hail corridor, and drainage problems on sloped terrain especially near Lake Texoma. In older Sherman and Denison homes, we frequently find plumbing issues and outdated electrical systems. In rural areas, well water quality and septic system functionality are common concerns. In newer developments, we often identify construction defects like improper drainage installation and foundation issues from building on improperly compacted fill soil.

Do you inspect homes built by D.R. Horton, K. Hovnanian, and Highland Homes?

Yes, we inspect homes by D.R. Horton, K. Hovnanian Homes, Highland Homes, and all builders operating in Grayson County. With major developments like Cottonwood, Mantua, Three Oaks, and Sanford Park bringing thousands of new homes to the area, our new construction inspections verify quality control before your warranty starts. We’re familiar with each builder’s typical construction methods, common shortcuts, and recurring issues. Even the best builders make mistakes—our job is to catch them while the builder is still financially motivated to fix them. We also inspect homes by William Taylor Custom Homes, Tilson, Historymaker Homes, Holley Jolly Homes, and all custom builders.

Should I get a foundation inspection separately in Grayson County?

Foundation inspection is included in every Elite Inspection Group home inspection in Grayson County. We use the Zip Level Pro-2000, which measures foundation elevation to 1/10th of an inch accuracy—essential for detecting movement in this area’s expansive clay soil that can gain or lose up to 75% of its volume. We perform elevation surveys at multiple points around the foundation perimeter, analyze crack patterns, evaluate drainage systems, and assess soil moisture levels. This comprehensive foundation analysis is critical in Grayson County and is always part of our standard inspection. You don’t need a separate foundation specialist unless our inspection reveals concerns requiring structural engineering analysis.

Do you inspect Lake Texoma waterfront properties?

Yes, we specialize in Lake Texoma waterfront property inspections throughout Grayson County. Our lakefront inspections include dock structure evaluation, flood zone verification, shoreline erosion assessment, moisture intrusion checks, and verification of U.S. Army Corps of Engineers permit compliance. We inspect homes in Pottsboro, Denison lakefront areas, and all around the Grayson County shores of Lake Texoma. These inspections cover septic systems (common on lakefront properties), boat houses, waterside outbuildings, water access rights verification, and enhanced mold and moisture risk assessments. Lake homes face unique challenges from seasonal water level fluctuations, increased humidity, and complex Corps regulations—our inspectors understand these special concerns.

What happens after the Grayson County home inspection?

Within 24 hours, you receive a comprehensive digital inspection report with photos, detailed findings, and maintenance recommendations specific to Grayson County conditions. Your report includes foundation elevation data, thermal imaging results, and area-specific guidance on clay soil management and seasonal maintenance. We include explanations in plain language—not technical jargon—and prioritize issues into safety concerns, major defects, and routine maintenance items. You can access your report online from any device, share it with your realtor or family, and reference it for years to come. We’re available after the report delivery to answer questions and explain findings. Many clients use our reports to negotiate repairs or price adjustments before closing.