Your Grapevine Home Inspection Experts
Whether you’re buying a historic home in downtown Grapevine or a waterfront property along Lake Grapevine, professional home inspection services protect the biggest investment you’ll ever make. Elite Inspection Group brings deep knowledge of Grapevine’s unique housing market, from the expansive clay soil that affects foundations throughout the Mid-Cities region to the distinct characteristics of homes built during different development periods.
Founded in 2013 by former real estate agents Garrett Hand and Mike Kemper, Elite Inspection Group understands the real estate transaction from every angle. We’ve inspected thousands of homes throughout the Dallas-Fort Worth area, and we know Grapevine’s neighborhoods intimately—from the luxury estates in Walker Farms and The Shores of Lake Grapevine to the established family communities like Glade Crossing and Silver Lake Estates.
What sets us apart is our commitment to your peace of mind. We offer 48-hour guaranteed scheduling, open seven days a week including weekends and holidays. Every inspection includes advanced foundation measurement using the Zip Level Pro-2000—critical in Grapevine where clay-rich, moisture-sensitive soil causes gradual foundation movement. And we encourage you to attend the inspection so we can walk you through our findings in terms you can understand.
Call 469-818-5500 to schedule your Grapevine home inspection today.
Scheduling
Per Week
Warranty
Serving Grapevine Neighborhoods:
- The Shores of Lake Grapevine
- Glade Crossing
- Silver Lake Estates
- Walker Farms
- Cannon Homestead
- Dove Crossing
- Countryside Estates
- Downtown Grapevine
Deep Knowledge of Grapevine Homes
Grapevine’s story began in 1844 when settlers from Missouri established the area near Grape Vine Springs—the site where Sam Houston signed a historic treaty with Native American leaders just a year earlier. The city was officially incorporated in 1936, but the real transformation came in 1974 when DFW International Airport opened, spurring massive residential development that continues to shape the community today.
With a current population of approximately 50,900, Grapevine has grown from a rural settlement into one of the Mid-Cities region’s most desirable locations. The median home value of $603,000 reflects the city’s premium positioning between Dallas and Fort Worth, its highly-rated schools, and its unique combination of historic charm and modern amenities.
Understanding Grapevine’s Housing Landscape
Grapevine is approaching build-out, meaning there’s limited land remaining for new construction. Most new homes now come from custom builders like Maykus Homes, Toll Brothers, and David Weekley Homes working on small tracts or single lots. This makes existing homes particularly valuable, and thorough inspection even more important.
Historic Downtown
The area around Main Street features a mix of historic homes dating to the early 1900s and modern apartments. These older properties often have pier and beam foundations and unique characteristics that require specialized inspection expertise.
Waterfront Communities
The Shores of Lake Grapevine and similar lakefront developments offer premium properties with stunning views. These homes require careful inspection of drainage systems, soil stability near water, and specialized foundation considerations.
Established Subdivisions
Neighborhoods like Silver Lake Estates (built 1999-2010), Glade Crossing, and Dove Crossing represent the bulk of Grapevine’s housing stock. These homes typically range from 1,800 to 4,000 square feet and are now 15-25 years old—the age when foundation movement and major system issues become evident.
The Expansive Clay Soil Challenge
Grapevine sits on expansive clay soil—specifically smectite clay—that expands when wet and contracts when dry. This constant movement creates pressure on foundations, leading to cracks, uneven floors, and sticking doors throughout the home. Unlike foundation problems in other regions, Grapevine’s soil-related issues are gradual, seasonal, and affect homes of all ages. Professional foundation measurement during inspection isn’t optional here—it’s essential.
Home Inspection Services Designed for Grapevine Homeowners
Our comprehensive inspections cover every major system and component, with special attention to the foundation and structural concerns common in North Texas homes.
Pre-Purchase Inspections
Buying a home in Grapevine is a significant investment—the median home price of $603,000 demands thorough due diligence. Our pre-purchase inspections evaluate every accessible component, from the roof and HVAC systems to plumbing, electrical, and structural elements.
We use the Zip Level Pro-2000 to measure foundation elevation to 1/10th of an inch accuracy—critical for detecting the gradual settlement patterns caused by Grapevine’s expansive clay soil. This technology allows us to identify foundation movement that visual inspection alone might miss.
You’ll receive a comprehensive digital report within 24 hours, complete with photos and detailed explanations that help you negotiate repairs or make an informed decision about your purchase.
Pre-Listing Inspections
Selling your Grapevine home? A pre-listing inspection gives you the advantage. By identifying issues before buyers find them, you can address problems on your timeline and budget—or price the home appropriately with full transparency.
In Grapevine’s competitive market where homes sell in an average of 44 days, a pre-listing inspection demonstrates confidence in your property’s condition. Buyers appreciate the proactive approach, and real estate agents love working with informed sellers who eliminate surprises during the buyer’s inspection period.
We’ve seen pre-listing inspections save transactions that otherwise would have fallen apart during negotiations. It’s an investment that often pays for itself in smoother sales and better outcomes.
New Construction Inspections
Even brand-new homes from respected builders like Maykus Homes, David Weekley, and Toll Brothers need professional inspection. Construction defects happen, and builder warranties have limitations and deadlines.
New construction in Grapevine faces the same expansive clay soil challenges as existing homes. We’ve found improper grading, inadequate drainage, foundation settlement, and system defects in new homes—issues that become your responsibility once you close.
A new construction inspection during the final walkthrough or before your builder’s warranty expires protects your investment and ensures everything meets building codes and manufacturer specifications.
Foundation-Focused Expertise
Foundation issues are the primary concern for Grapevine homeowners, and with good reason. The region’s clay-rich, moisture-sensitive soil creates conditions where foundation movement isn’t a matter of if—it’s a matter of how much and how fast.
How Expansive Clay Causes Damage:
- During wet periods, clay soil absorbs water and swells, putting upward pressure on foundations
- During dry periods, the same soil contracts and shrinks, removing support from beneath the foundation
- This constant expansion and contraction creates stress that leads to cracks, settlement, and structural shifts
- Texas’s variable weather patterns accelerate this cycle, affecting homes regardless of age or builder
What We Look For:
- Elevation differences across the foundation using laser measurement
- Cracks in walls, ceilings, and exterior brick or siding
- Doors and windows that stick or show gaps
- Separation between walls and ceilings or floors
- Drainage issues that contribute to soil moisture problems
- Signs of previous foundation repair and its effectiveness
Comprehensive Systems Check
Beyond the foundation, we thoroughly evaluate every major system in your Grapevine home:
- Roof: Shingles, flashing, ventilation, and signs of hail damage (common in North Texas)
- HVAC: Heating and cooling systems, age, operation, and maintenance history
- Plumbing: Supply lines, drains, water heaters, and signs of leaks
- Electrical: Panel capacity, wiring, GFCI protection, and safety concerns
- Attic: Insulation, ventilation, structural framing, and signs of moisture
- Exterior: Siding, trim, windows, doors, and drainage systems
- Interior: Walls, ceilings, floors, and built-in appliances
- Garage: Door operation, safety features, and overall condition
Or call 469-818-5500 for 48-hour guaranteed scheduling
Trusted by Grapevine Homeowners
Founded by Real Estate Professionals
Elite Inspection Group was founded in 2013 by Garrett Hand and Mike Kemper, both former real estate agents who saw firsthand how poor inspections—or worse, no inspection at all—created problems for buyers and sellers alike.
Their goal was simple: bridge the gap between technical home inspection and clear communication that real estate clients could actually understand and use. They built Elite Inspection Group on principles of thoroughness, accessibility, and genuine customer service.
Today, Elite Inspection Group has performed thousands of inspections throughout the Dallas-Fort Worth Metroplex, earning a reputation for detailed reports, advanced technology, and inspectors who take time to explain their findings in person.
What Makes Us Different
- 48-Hour Scheduling Guarantee: We know real estate timelines are tight. We’ll get you on the calendar within 48 hours, guaranteed.
- Open 7 Days a Week: Including weekends and holidays, because home sales don’t wait for Monday.
- Advanced Foundation Technology: The Zip Level Pro-2000 provides precise elevation measurements critical in Grapevine’s soil conditions.
- 120-Day Warranty: If we miss something during your inspection, we’ll pay up to $5,000 toward repairs.
- Same-Day Preliminary Reports: Get preliminary findings the same day, with the full report within 24 hours.
- Attend Your Inspection: We encourage you to be there so we can walk you through everything and answer questions in real time.
- Real Estate Background: Our founders’ experience as agents means we understand transaction timelines and communication needs.
- Local Market Expertise: We’ve inspected homes in every Grapevine neighborhood and understand local construction patterns and challenges.
Frequently Asked Questions About Grapevine Home Inspections
How long does a home inspection take in Grapevine?
A typical home inspection in Grapevine takes 2.5 to 4 hours, depending on the home’s size, age, and condition. Homes over 3,000 square feet or built before 1990 may take closer to 4 hours due to more complex systems and potential foundation concerns from expansive clay soil. Luxury properties in neighborhoods like Walker Farms or The Shores of Lake Grapevine with multiple outbuildings or extensive grounds may require additional time.
We never rush inspections. A thorough evaluation of your foundation alone—including Zip Level measurements and careful examination of structural indicators—takes significant time but provides critical information you need to make an informed decision.
What are the most common issues found in Grapevine homes?
The most common issues in Grapevine homes include foundation settlement from expansive clay soil movement causing wall cracks and uneven floors, drainage problems affecting foundation stability, sticking doors and windows from structural shifts, and pier and beam foundation issues in older pre-1980s homes near downtown.
Beyond foundation concerns, we frequently encounter:
- HVAC aging and inefficiency: Systems in homes from the 1990s and early 2000s are reaching end of life
- Roof damage from hail: North Texas storms take their toll on shingles and flashing
- Inadequate drainage: Improper grading contributes to foundation moisture problems
- Plumbing concerns: Older homes may have outdated materials or fixture deterioration
- Electrical capacity issues: Older panels struggle with modern electrical demands
Do you inspect homes built by Maykus Homes, David Weekley, and Toll Brothers in Grapevine?
Yes, we inspect homes by Maykus Homes, David Weekley Homes, Toll Brothers, D.R. Horton, and all builders active in Grapevine. Even new construction requires thorough inspection, especially in Grapevine where expansive clay soil can affect foundations regardless of home age. We’ve found construction defects, improper installation of systems, and missing components even in homes from reputable builders.
Builder warranties typically cover only specific defects for limited time periods—usually one year for most items and structural issues for longer. If problems exist but aren’t documented before you close, proving they’re builder responsibility becomes difficult. A new construction inspection protects your investment and establishes a baseline for the home’s condition.
Should I get a foundation inspection separately in Grapevine?
Foundation inspection is included in every Elite Inspection Group home inspection. We use the Zip Level Pro-2000, which measures foundation elevation to 1/10th of an inch accuracy—critical for detecting movement in Grapevine’s expansive clay soil conditions.
This advanced technology creates a detailed elevation map of your foundation, revealing settlement patterns that visual inspection alone might miss. We measure multiple points around the foundation perimeter and compare readings to identify areas of concern. Combined with examination of interior and exterior structural indicators—cracks, door operation, floor slopes—we provide comprehensive foundation assessment without requiring a separate specialist visit.
If we do identify significant foundation concerns during inspection, we may recommend consultation with a structural engineer for detailed analysis and repair recommendations.
Do you also inspect homes in Colleyville, Southlake, and Irving?
Yes, we serve Grapevine and surrounding Mid-Cities communities including Colleyville, Southlake, Coppell, Irving, and Euless. We offer 48-hour guaranteed scheduling, seven days a week throughout the entire Dallas-Fort Worth Metroplex. Our service area extends throughout Tarrant, Dallas, Denton, and Collin counties.
Our inspectors are familiar with the construction patterns, common issues, and soil conditions throughout North Texas. Whether you’re buying in downtown Grapevine or the neighboring communities, you’ll receive the same thorough inspection, advanced technology, and detailed reporting that has made Elite Inspection Group a trusted name in DFW home inspections.
What happens after the inspection?
Within 24 hours, you receive a comprehensive digital report with photos, detailed findings, and explanations in terms you can understand. The report covers all major systems, foundation measurements, and specific concerns related to Grapevine’s soil conditions, giving you the information needed to make confident decisions.
The report is organized by system and includes:
- Hundreds of photos documenting conditions throughout the home
- Clear descriptions of issues found, their severity, and recommended actions
- Foundation elevation measurements and analysis
- Summary of major concerns requiring immediate attention
- Information about routine maintenance and normal wear items
We’re available after you receive the report to answer questions, clarify findings, or discuss concerns with your real estate agent. Our goal is to ensure you fully understand the home’s condition before making your final decision.
Grapevine Homeowner Resources
City of Grapevine Resources
Building Inspection Department
200 S. Main Street
Grapevine, TX 76051
Phone: 817-410-3165 or 817-410-3166
Hours: Monday-Friday, 8:00 AM – 5:00 PM
Building Services Website
City Hall
200 S. Main Street
Phone: 817-410-3000
City Website
Utilities
Water: City of Grapevine Water Utilities
Electric: TXU Energy, Reliant (deregulated market)
Gas: Atmos Energy
Trash: City of Grapevine Solid Waste Services
Foundation Maintenance Tips
Protecting your foundation in Grapevine’s expansive clay soil requires active maintenance:
- Consistent soil moisture: Use soaker hoses or drip irrigation around your foundation during dry periods to prevent excessive soil shrinkage
- Proper drainage: Keep gutters clean and ensure downspouts direct water at least 5 feet from the foundation
- Landscape grading: Maintain positive slope away from the house (at least 6 inches drop over 10 feet)
- Tree management: Large trees near the foundation compete for moisture; maintain 1.5 times the tree’s height as distance
- Monitor for changes: Watch for new cracks, sticking doors, or floor slope changes
Seasonal Maintenance for Grapevine Homes
Spring: Inspect roof for winter storm damage, check HVAC before cooling season, examine foundation for winter moisture movement
Summer: Monitor foundation soil moisture, clean AC condensers, check attic ventilation and insulation
Fall: Clean gutters, check heating system, seal gaps before winter, assess drainage before rainy season
Winter: Protect pipes during freezes, check for moisture infiltration, monitor foundation during wet periods
Understanding Grapevine’s Real Estate Market
With median home prices around $603,000 and homes selling in an average of 44 days, Grapevine’s market remains competitive. The city’s limited remaining land for development, proximity to DFW Airport, highly-rated schools, and unique blend of historic character and modern amenities keep demand strong.
Professional home inspection is especially important in this price range and competitive environment. Don’t let transaction pressure push you to skip inspection or accept a rushed evaluation. Protecting a $600,000+ investment requires thorough due diligence.
Schedule Your Grapevine Home Inspection Today
Whether you’re buying a historic home downtown, a waterfront property at Lake Grapevine, or a family home in Silver Lake Estates, Elite Inspection Group provides the thorough evaluation and clear communication you need for peace of mind. With 48-hour guaranteed scheduling and inspections seven days a week, we’re here when you need us.
Call 469-818-5500
Serving the Dallas-Fort Worth Metroplex Since 2013 | Licensed & Insured