Home Inspection Services in Denison, TX

Understanding Denison’s Expansive Clay Soil Challenge

This soil challenge isn’t theoretical—it’s a reality for Denison homeowners. Spring rains cause clay expansion and upward pressure on slabs. Summer heat brings drought-related shrinkage and foundation settlement. Winter freezes compound the stress. Understanding these seasonal cycles is essential for evaluating any Denison property, from historic downtown homes built on pier-and-beam foundations to modern slab homes in Gateway Village.

That’s why Elite Inspection Group uses the Zip Level Pro-2000 on every inspection—measuring foundation elevation to 1/10th of an inch accuracy. This technology is particularly crucial in Denison, where even new construction must contend with challenging soil conditions from day one.

Comprehensive Systems Check

Beyond foundation concerns, we thoroughly inspect every accessible component of your Denison home:

• HVAC Systems: Critical in Denison where summer temperatures regularly hit 95-100°F. We test cooling capacity, check system age and condition, and evaluate efficiency—helping you avoid expensive surprises in the Texas heat.
• Roofing: North Texas hail storms are common, and roof damage isn’t always obvious from the ground. We inspect for hail damage, worn shingles, and proper ventilation.
• Plumbing: Especially important in older Denison homes where winter freeze damage and aging pipes are common. We check for leaks, proper drainage, and functionality of all fixtures.
• Electrical: We verify safe, code-compliant electrical systems—particularly important in historic downtown homes with older wiring that may have been modified over the decades.
• Moisture & Drainage: Critical for Lake Texoma area homes where high humidity and proximity to water can create moisture intrusion problems.

Every system is documented with photos and clear explanations, giving you a complete picture of your home’s condition.

How long does a home inspection take in Denison, TX?

A typical home inspection in Denison takes 2.5 to 4 hours, depending on the home’s size, age, and condition. Homes near Lake Texoma may take longer due to additional moisture concerns, and older homes built before modern foundation techniques require more thorough evaluation of the expansive clay soil foundation.

For example, a 1,500 square foot ranch home in Thompson Heights might take 2.5 hours, while a 3,000 square foot lakefront property in Woodcreek with pier-and-beam construction could take closer to 4 hours. New construction inspections in Gateway Village typically take 2.5 to 3 hours, with additional time if we’re inspecting during the pre-drywall phase.

We never rush inspections to fit more into a day. Your home deserves thorough attention, especially when foundation concerns and clay soil movement are such significant factors in Denison.

What are the most common issues found in Denison homes?

The most common issues in Denison homes include foundation settlement from expansive clay soil that can expand up to 10% when saturated, HVAC strain from extreme summer heat averaging 95-100°F, and roof damage from North Texas hail storms. Older homes in the Denison area also commonly experience plumbing issues during winter freezes and drainage problems that affect foundation stability.

Foundation Settlement: Clay soil movement is the leading concern. Cracks in walls, sticking doors, and uneven floors often indicate foundation stress from seasonal soil expansion and contraction. This affects homes in all Denison neighborhoods, from historic downtown properties to new construction.

HVAC Inefficiency: Air conditioning systems work hard in Denison’s summer heat. Older or undersized systems struggle to maintain comfort, leading to high energy bills and shortened equipment life. We frequently find 15-20 year old HVAC systems that are overdue for replacement.

Hail Damage: North Texas experiences regular hail storms that compromise roofing. Damage isn’t always obvious from the ground but shows up clearly during professional inspection. Unrepaired hail damage can void insurance coverage and lead to leaks.

Drainage Issues: Poor grading and inadequate drainage cause water to pool near foundations, exacerbating clay soil expansion. This is particularly common in older neighborhoods where original grading has settled over decades.

Lake Moisture Concerns: Homes near Lake Texoma face additional humidity and moisture intrusion challenges that require proper ventilation and moisture barriers.

Do you inspect homes built by Highland Homes, Trinity River Home Builders, and LGI Homes in Denison?

Yes, we inspect homes by Highland Homes, Trinity River Home Builders, LGI Homes, Earnhartbuilt, Wyldewood Homes, and all builders active in the Denison area. New construction inspections are especially important in developments like Gateway Village – The Reserve, where we use the Zip Level Pro-2000 to ensure proper foundation elevation even on brand-new homes built on Denison’s challenging clay soil.

Builder quality varies, and even reputable builders occasionally have issues—missing insulation, plumbing leaks, electrical problems, or foundation concerns that should be caught before you close. New construction is your opportunity to have problems corrected under builder warranty while they’re easiest and least expensive to fix.

We’re particularly thorough with foundation evaluation on new Denison construction. Establishing baseline elevation measurements with the Zip Level Pro-2000 creates documentation that can be invaluable if foundation movement occurs later within your warranty period. This precision measurement proves whether movement exceeds acceptable tolerances and supports warranty claims if needed.

Should I get a foundation inspection separately in Denison?

Foundation inspection is included in every Elite Inspection Group home inspection in Denison. We use the Zip Level Pro-2000, which measures foundation elevation to 1/10th of an inch accuracy—essential in Denison where clay soil with over 50% clay content is one of the worst areas for foundation problems in Texas. This technology is particularly important given the seasonal soil movement from the area’s drought and rain cycles.

During every inspection, we perform comprehensive foundation evaluation including visual inspection for cracks and damage, elevation measurements at multiple points around the foundation perimeter, documentation of any differential settlement, evaluation of doors and windows for signs of structural movement, and assessment of drainage and grading that affects soil moisture.

If our inspection reveals significant foundation concerns—such as differential settlement exceeding typical tolerances, major structural cracks, or severe drainage issues—we may recommend follow-up evaluation by a structural engineer or foundation repair specialist. But that specialist evaluation should come after our comprehensive home inspection, not instead of it.

Do you also inspect homes in Sherman, Pottsboro, and near Lake Texoma?

Yes, we serve Denison and surrounding areas including Sherman, Pottsboro, Durant (OK), and all Lake Texoma communities throughout Grayson County. We offer 48-hour guaranteed scheduling and operate seven days a week. Call 469-818-5500 to schedule your inspection in any Lake Texoma area community.

Our Lake Texoma service area extends throughout the region, covering everything from lakefront properties to downtown historic homes to new suburban developments. We understand the unique characteristics of each community—Sherman’s larger urban setting, Pottsboro’s resort atmosphere, and the Oklahoma border communities that share similar soil and climate challenges.

Distance is rarely a barrier. We schedule inspections throughout Grayson County and surrounding areas, typically coordinating to make efficient use of drive time when we have multiple inspections in an area. Whether you’re buying in downtown Denison or a lakefront estate miles from town, we’ll be there.

What happens after the inspection?

Within 24 hours of your inspection, you’ll receive a comprehensive digital report with detailed photos and descriptions of all findings. The report explains issues in terms you can understand, not confusing technical jargon. We’re available after delivery to answer questions and help you understand what repairs to prioritize, and all inspections include our 120-day warranty for your peace of mind.

Your report includes high-resolution photos of every issue, clear descriptions of what we found and why it matters, recommendations for repairs or further evaluation where appropriate, and a summary section highlighting the most significant concerns that deserve immediate attention.

We organize findings by system (foundation, roofing, HVAC, plumbing, electrical, etc.) so you can easily reference specific areas. Each item is categorized by severity—helping you understand which issues require immediate attention versus routine maintenance items versus minor cosmetic concerns.

After you receive your report, we’re available by phone or email to answer questions. Should you hire a roofer first, or address the foundation concern? Is this electrical issue a safety hazard or just a code technicality? We’ll help you understand priorities and next steps.

Our 120-day warranty covers missed items—if something significant was accessible but we didn’t catch it, we stand behind our work. This warranty gives you confidence that your inspection was thorough and complete.