Dallas County Home Inspection Services
As the second-most populous county in Texas and the urban core of the Dallas-Fort Worth Metroplex, Dallas County presents unique home inspection challenges that demand local expertise. From the expansive clay soil affecting foundations countywide to the diverse housing stock spanning historic 1920s homes in the urban core to brand-new construction in master-planned communities, Elite Inspection Group brings comprehensive knowledge of all 31 Dallas County cities and towns.
Founded in 1846, Dallas County has grown from 2,743 residents to over 2.6 million people today. This explosive growth means our inspectors encounter everything from pre-war homes in University Park to modern builds by Shaddock Homes, Highland Homes, and Grand Homes. Whether you’re buying in Carrollton, Coppell, or any of the county’s other municipalities, we understand the specific construction challenges your home may face.
Call 469-818-5500 to schedule your Dallas County home inspection today.
Scheduling
Per Week
Warranty
Serving All Dallas County Cities:
- Carrollton
- Coppell
- Dallas
- Garland
- Irving
- Mesquite
- Richardson
- Grand Prairie
- DeSoto
- Duncanville
- Plus 21 more municipalities
Deep Knowledge of Dallas County’s Diverse Housing Market
Dallas County’s housing market is one of the most diverse in Texas, spanning 908 square miles with over 1 million housing units serving 2.6 million residents. The county includes everything from historic neighborhoods in the urban core to sprawling suburban master-planned communities in cities like Carrollton and Coppell.
The median home value in Dallas County is $375,000, with prices ranging from affordable starter homes in Lancaster and Balch Springs to luxury estates in University Park and Highland Park exceeding $5 million. The market has shifted toward buyers in 2025, with 4.8 months of inventory available and 66% of homes selling under list price.
What makes Dallas County unique is the sheer variety of construction eras represented. You’ll find:
- Pre-1960s historic homes in the urban core with pier-and-beam foundations
- 1960s-1970s suburban expansion homes with original HVAC and plumbing systems
- 1980s-1990s boom era construction in established suburbs
- 2000s-2010s master-planned communities with modern systems
- 2020s new construction in continuing development areas
Cities We Serve in Dallas County
Dallas County comprises 31 incorporated cities and towns, each with distinct characteristics, housing styles, and inspection considerations. Elite Inspection Group serves every municipality in the county with the same commitment to thoroughness and local expertise.
Major Cities (Population 50,000+)
- Dallas (1.3M) – County seat and urban core
- Garland (241K) – Northeast Dallas County
- Irving (257K) – Home to Las Colinas
- Grand Prairie (202K) – Western Dallas County
- Mesquite (143K) – Eastern suburbs
- Richardson (121K) – Telecom Corridor hub
- Carrollton (141K) – Northern suburbs
- DeSoto (53K) – Southwestern Dallas County
Established Communities
- Coppell – Family-oriented master-planned city
- Duncanville – Southwestern suburbs
- Farmers Branch – Historic community
- Lancaster – Southern Dallas County
- Rowlett – Lakeside community
- Sachse – Small-town atmosphere
- Balch Springs – Eastern Dallas County
- Seagoville – Rural character
Towns & Smaller Cities
- University Park – Enclave city with SMU
- Highland Park – Exclusive town-within-city
- Addison – Dense mixed-use development
- Cedar Hill – Hill country setting
- Hutchins – Southern Dallas County
- Wilmer – Growing community
- Glenn Heights – Southwestern suburbs
- Cockrell Hill – Small enclave city
- Sunnyvale – Eastern suburbs
Downtown Garland – Historic commercial district undergoing revitalization
Richardson’s Galatyn Park Plaza – Modern urban development
Understanding Dallas County’s Expansive Clay Soil Challenge
Over 50% of Dallas County sits on expansive clay soil – one of the most problematic soil conditions in the United States. This clay-rich soil, filled with smectite minerals, can gain or lose up to 75% of its original volume depending on moisture content. The result? Foundation damage that costs more to repair annually than floods, hurricanes, earthquakes, and tornadoes combined.
How Clay Soil Damages Foundations
When soil gets wet: Clay expands dramatically, putting intense upward pressure on foundations. This creates stress fractures, gaps, and pushes slab foundations upward unevenly.
When soil dries out: Clay shrinks and pulls away from foundations, leaving voids underneath. This lack of support causes foundations to settle, crack, and become unstable.
Seasonal cycle: North Texas weather patterns create a destructive cycle. Spring rains saturate soil (expansion), summer heat dries it out (shrinkage), fall brings more rain (expansion again), and winter freezes compound the problem.
Why Professional Foundation Inspection Matters
Elite Inspection Group uses the Zip Level Pro-2000, a laser-precision elevation measurement system accurate to 1/10th of an inch. This technology allows us to:
- Detect foundation settlement invisible to the naked eye
- Map elevation changes across the entire foundation
- Identify stress points before major cracks develop
- Provide data for foundation repair bids if needed
- Establish baseline measurements for monitoring
Every Dallas County home inspection includes comprehensive foundation analysis – no additional charge.
Home Inspection Services Designed for Dallas County
Pre-Purchase Inspections
Buying a home in Dallas County is a major investment, with median prices at $375,000 and climbing. Our pre-purchase inspections give you complete clarity about the home’s condition before you close.
What we inspect:
- Foundation with Zip Level Pro-2000 elevation mapping
- Complete HVAC system performance testing
- Roof condition and storm damage assessment
- Plumbing systems, especially in pre-1990 homes
- Electrical systems and panel capacity
- Drainage and grading affecting foundation
- Windows, doors, and weatherproofing
- Attic insulation and ventilation
New Construction Inspections
Dallas County added thousands of new homes in 2024 across master-planned communities. Even brand-new homes need professional inspection before your builder warranty expires.
Why inspect new construction:
- Verify all systems installed per building codes
- Catch construction defects before warranty expires
- Ensure HVAC properly sized for Texas heat
- Check foundation for early settlement signs
- Document baseline condition for future reference
- Identify issues while builder responsible
Dallas County builders we commonly inspect: Shaddock Homes (59+ years in DFW), Highland Homes, Grand Homes (39 years experience), First Texas Homes, Riverside Homebuilders (since 1944), Bloomfield Homes, David Weekley Homes, Toll Brothers, KB Home.
Pre-Listing Inspections
Selling your Dallas County home? Get ahead of buyer concerns with a pre-listing inspection. Identify and address issues before they derail negotiations.
Benefits:
- Price your home accurately based on actual condition
- Fix problems on your timeline, not under buyer pressure
- Show transparency that attracts serious buyers
- Reduce negotiation surprises
- Faster closing with fewer contingencies
Foundation-Focused Expertise
With Dallas County’s expansive clay soil affecting every property, foundation expertise isn’t optional – it’s essential. Our inspectors understand:
- How soil conditions vary across the county
- Seasonal moisture impacts on foundations
- Drainage patterns and grading requirements
- When settlement is normal vs. problematic
- Foundation watering systems and maintenance
- Pier-and-beam vs. slab foundation concerns
We don’t just identify cracks – we explain what caused them and what they mean for your investment.
Las Colinas in Irving – Mixed-use urban development
UT Dallas campus in Richardson – Educational hub
Trusted by Dallas County Homeowners Since 2013
Elite Inspection Group was founded by Garrett Hand and Mike Kemper, both former real estate professionals who saw firsthand how inadequate home inspections created problems for buyers, sellers, and agents. They built EIG on a simple principle: bridge the gap between technical inspection findings and what homeowners actually need to know.
That real estate background means we understand the pressures of Dallas County’s competitive market. We know you’re working under tight timelines, dealing with multiple offers, and trying to make the biggest financial decision of your life with limited information. Our job is to give you clarity and peace of mind.
What Makes EIG Different in Dallas County:
- 48-hour guaranteed scheduling – Never miss your inspection window due to availability
- Open 7 days a week – Including weekends and holidays, because real estate doesn’t stop
- Local expertise in all 31 cities – We know the difference between Carrollton construction and Coppell homes
- Foundation specialists – Zip Level Pro-2000 elevation mapping standard on every inspection
- 120-day warranty – We stand behind our inspections with comprehensive coverage
- Same-day digital reports – Comprehensive findings within 24 hours, usually same day
- Client attendance encouraged – We want you to see what we see and ask questions
- Clear, jargon-free communication – Technical findings explained in terms you can understand
Serving the entire Dallas-Fort Worth Metroplex including Carrollton, Coppell, and all Dallas County communities.
Major Developments & Master-Planned Communities in Dallas County
Dallas County is home to some of North Texas’s most prestigious master-planned communities and major developments. These large-scale projects often feature multiple builders, diverse housing options, and comprehensive amenities. Each presents unique inspection considerations based on construction quality, age, and builder reputation.
Cypress Waters
Location: Northwest Dallas County
Size: 1,000 acres
Type: Mixed-use master plan
A premier development in the heart of the metroplex featuring residential, retail, and corporate space. Home inspections here focus on modern construction quality and HOA compliance.
Austin Ranch
Location: Dallas County
Size: 1,700+ acres
Type: Mixed-use community
Combines luxury single-family homes with apartments, walkable retail, and corporate campuses. Inspections address diverse architectural styles and community infrastructure.
Solterra
Location: Mesquite
Size: 1,400 acres
Type: Suburban master plan
Large-scale development in eastern Dallas County offering family-oriented neighborhoods. Foundation inspection particularly important due to active construction and soil settlement.
Mercer Crossing
Location: Farmers Branch
Type: Established master plan
Well-established community with mature landscaping and proven construction. Inspections focus on aging systems and original builder warranty status.
Regional Award Winners Near Dallas County:
While not all within Dallas County boundaries, these nearby master-planned communities serve the broader market:
- Union Park (Little Elm) – 2024 Master-Planned Community of the Year
- Pecan Square (Northlake) – Multiple MPC of the Year awards
- Windsong Ranch (Prosper) – Features 5-acre lagoon amenity
We inspect homes throughout the DFW metroplex and understand how master-planned community standards compare across the region.