Your Plano Home Inspection Experts
When you’re investing in a Plano home—whether it’s a luxury estate in Willow Bend or a family-friendly property in Park Forest—you need a home inspection that understands this city’s unique challenges. Elite Inspection Group brings specialized knowledge of Plano’s expansive clay soil, corporate-driven real estate market, and diverse housing stock to every inspection.
Founded by Garrett Hand and Mike Kemper, both former real estate professionals, Elite Inspection Group was built to bridge the gap between technical inspections and the real-world needs of homebuyers. We understand the stress of purchasing the biggest investment you’ll ever make, and we’re here to provide peace of mind with thorough, educational inspections you can attend and ask questions throughout.
As licensed Texas home inspectors serving Plano since 2013, we’ve inspected thousands of homes across all of Plano’s neighborhoods—from historic downtown homes built in the 1960s to brand-new construction in Legacy West. We know what to look for in this market, and we explain our findings in terms you can understand.
Scheduling
Per Week
Warranty
Call 469-818-5500 to schedule your inspection—guaranteed within 48 hours.
Serving Plano Neighborhoods:
- Willow Bend
- Legacy District
- White Rock Creek Estates
- Gleneagles
- Park Forest
- East Plano
Deep Knowledge of Plano Homes
Plano isn’t just another North Texas suburb—it’s a city of nearly 300,000 residents that has transformed from a small farming community of 3,695 people in 1960 to one of the most prosperous cities in America. This explosive growth, particularly during the 1980s and 1990s, created a diverse housing landscape that requires specialized inspection knowledge.Today’s Plano is home to major corporate headquarters including Toyota North America, attracting highly educated professionals with a median household income of $108,649. This economic strength drives a competitive real estate market with median home prices around $525,000, and properties ranging from established family homes in Park Forest ($250K-$500K) to luxury estates in White Rock Creek Estates ($800K-$1.75M+).
Understanding Plano’s Housing Stock
Plano’s homes reflect distinct building periods, each with unique characteristics:
- 1960s-1970s Original Neighborhoods: Historic downtown Plano homes with mature trees and original construction methods requiring thorough evaluation
- 1980s-1990s Suburban Boom: The largest segment of Plano’s housing, built during explosive growth with varying quality and foundation systems
- 2000s-2010s Master-Planned Luxury: Communities like Willow Bend and Gleneagles featuring country club amenities and upscale construction
- 2020s Modern Development: Legacy District urban living, new construction by Ashton Woods, Beazer Homes, and D.R. Horton, plus redevelopment of older areas
Plano’s Critical Foundation Challenge
Plano sits on highly expansive clay soil containing smectite clay that can contract up to 6 inches in a single dry summer. This extreme soil movement is the primary cause of foundation issues in Plano homes. In fact, damage from expansive soils costs more annually than floods, hurricanes, earthquakes, and tornadoes combined. Every Plano home inspection must include precise foundation evaluation—which is why we use the Zip Level Pro-2000 for elevation measurements accurate to 1/10th of an inch.
Home Inspection Services Designed for Plano Homeowners
Pre-Purchase Inspections
Buying a home in Plano’s competitive market requires fast, thorough information. Our pre-purchase inspections provide comprehensive evaluation of the property’s condition, with special attention to foundation stability given Plano’s expansive clay soil.
We inspect all systems—structural, electrical, plumbing, HVAC, roofing, and more—and use our Zip Level Pro-2000 to measure foundation elevation with precision. Whether you’re considering a home in the Legacy District or an established property in East Plano, you’ll receive a detailed digital report within 24 hours explaining exactly what you’re buying.
You’re welcome to attend the inspection and ask questions. We believe in educating our clients, not just handing over a report. This is your biggest investment—you deserve to understand it.
Pre-Listing Inspections
Selling a home in Plano? A pre-listing inspection helps you identify and address issues before buyers find them. This proactive approach often leads to faster sales, fewer negotiations, and better prices.
We’ve seen sellers in Plano’s premium neighborhoods like Willow Bend and Gleneagles use pre-listing inspections to demonstrate their home’s quality and justify their asking price. For older homes, it provides transparency that builds buyer confidence.
Foundation concerns are particularly important for Plano sellers. Our detailed foundation analysis helps you understand any settlement issues and address them appropriately before listing—avoiding surprises during the buyer’s inspection period.
New Construction Inspections
Plano currently has 47 new construction homes for sale from builders like Ashton Woods, D.R. Horton, Beazer Homes, InTown Homes, and Megatel Homes. Developments like Plano Gateway near Fortune 500 employment centers and Villas of Middleton near UT Dallas are attracting buyers who assume new means problem-free.
That’s not always the case. We regularly find issues in new construction—from incorrect grading and drainage that will cause foundation problems on Plano’s expansive clay, to HVAC systems improperly sized for Texas heat, to minor construction defects that should be corrected under warranty.
A new construction inspection protects your investment and ensures builders correct issues before your warranty period expires. We’ve inspected homes in Mustang Square, the 1897 Townhomes, and throughout Plano’s new developments—we know what to look for and how to document it for warranty claims.
Foundation-Focused Expertise
Foundation issues are the primary concern for Plano homeowners and homebuyers, and rightfully so. The city’s expansive clay soil creates continuous stress on foundations through seasonal swelling and shrinking—soil that can move 6+ inches in a single summer.
We don’t just look for cracks. We use the Zip Level Pro-2000 to measure the actual elevation of your foundation at multiple points, creating a topographic map that shows exactly where settlement has occurred and how severe it is. This data is invaluable for understanding whether cracks are cosmetic or structural, and for documenting the condition if you need foundation repair estimates.
We also evaluate drainage systems, soil grading, and moisture management—all critical factors in Plano’s foundation health. Our report explains what we found and what it means, helping you make informed decisions about foundation concerns.
Comprehensive Systems Check
Beyond foundation evaluation, our Plano home inspections include thorough assessment of all major systems:
- HVAC Systems: Critical in Plano where summer temperatures exceed 100°F and strain air conditioning systems. We check capacity, operation, maintenance condition, and age.
- Roofing: Inspection of shingles, flashing, ventilation, and storm damage—important given North Texas hail storms.
- Electrical Systems: Full evaluation of panels, wiring, outlets, and safety features. Older Plano homes may have outdated electrical systems needing upgrades.
- Plumbing: Assessment of water heaters, supply lines, drain systems, and fixtures. Many 1980s-1990s Plano homes are reaching the age where water heaters and plumbing components need replacement.
- Structural Components: Evaluation of framing, load-bearing elements, and overall structural integrity.
- Exterior: Siding, windows, doors, grading, and drainage—all important for protecting against water intrusion and foundation stress.
- Interior: Walls, ceilings, floors, doors, windows, and built-in appliances.
- Attic and Insulation: Ventilation, insulation levels, and signs of moisture or pest issues.
- Garage: Door operation, electrical systems, and overall condition.
Trusted by Plano Homeowners
Why Elite Inspection Group?
Elite Inspection Group was founded by Garrett Hand and Mike Kemper, both former real estate professionals who saw a gap in the home inspection industry. Inspectors were providing technically accurate reports, but weren’t bridging the communication gap to help clients actually understand their future home.
That’s what makes us different. We believe in education, transparency, and accessibility. You’re welcome at your inspection to ask questions and learn about the home. We explain findings in plain language. And we’re available after the inspection to discuss the report.
What Sets Us Apart in Plano:
- Local Expertise: Over a decade serving Plano and deep understanding of expansive clay soil challenges
- Advanced Technology: Zip Level Pro-2000 for precise foundation elevation measurement
- Fast Scheduling: Guaranteed inspection within 48 hours, 7 days per week including weekends
- Licensed & Insured: Fully licensed Texas Professional Inspector with comprehensive insurance
- 120-Day Warranty: If we miss something major, we’ve got you covered
- Real Estate Background: We understand transaction timelines and work with your schedule
- Educational Approach: Attend your inspection, ask questions, learn about your investment
- Clear Reports: Digital reports within 24 hours with photos and explanations you can understand
We’re not just inspecting a house—we’re helping you understand the biggest investment you’ll ever make. That’s the peace of mind we provide to every client in Plano.
Frequently Asked Questions About Plano Home Inspections
How long does a home inspection take in Plano?
A typical home inspection in Plano takes 2.5 to 4 hours, depending on the home’s size, age, and condition. For homes over 3,000 square feet or built before 1980, inspections may take closer to 4-5 hours due to more complex systems and the need for thorough foundation evaluation given Plano’s expansive clay soil conditions.
The inspection time also depends on what we find. If we discover foundation settlement or significant HVAC issues, we take extra time to thoroughly document and measure the problems. We never rush—your biggest investment deserves a complete inspection.
You’re welcome to attend the entire inspection or just the summary at the end. Many Plano buyers appreciate walking through with us to learn about their future home’s systems and maintenance needs.
What are the most common issues found in Plano homes?
The most common issues in Plano homes include foundation settlement and cracking caused by expansive clay soil that can contract up to 6 inches in a single dry summer, HVAC system strain from extreme Texas heat with temperatures exceeding 100°F, drainage problems that create uneven soil moisture around foundations, and structural cracks in walls and ceilings resulting from foundation movement.
Beyond these primary concerns, we frequently find:
- Poor drainage grading: Water flowing toward the foundation instead of away, creating uneven soil moisture that accelerates foundation problems
- Aged HVAC systems: In homes built during the 1980s-1990s boom, original HVAC systems are often 25-30 years old and struggling with Plano’s heat
- Roof damage from hail: North Texas hail storms damage shingles, and many homeowners don’t realize their roof needs replacement
- Plumbing issues: Older homes may have aging water heaters, galvanized pipes, or polybutylene plumbing that needs replacement
- Door and window alignment problems: Often indicators of foundation settlement affecting the structure
Not every home has major issues. Many Plano homes are well-maintained and in excellent condition. Our job is to identify what’s there so you can make informed decisions.
Do you inspect homes built by Ashton Woods, D.R. Horton, and Beazer Homes in Plano?
Yes, we inspect homes built by Ashton Woods, D.R. Horton, Beazer Homes, and all other builders active in Plano. Whether you’re considering a home in Plano Gateway, Mustang Square, or any of the 47 new construction homes currently on the market, we provide comprehensive inspections that include foundation evaluation using our Zip Level Pro-2000 technology—essential for new homes built on Plano’s expansive clay soil.
We’ve inspected homes by all major builders in Plano including Ashton Woods, D.R. Horton, Beazer Homes, InTown Homes, M/I Homes, and Megatel Homes. We’re familiar with their construction methods, common issues with specific builders, and what to look for in their homes.
New construction doesn’t mean problem-free. We regularly find drainage issues, HVAC problems, and construction defects in brand-new homes that should be corrected under warranty. A new construction inspection ensures these issues are documented and addressed before you close.
Should I get a foundation inspection separately in Plano?
Foundation inspection is included in every Elite Inspection Group home inspection. Given Plano’s highly expansive clay soil that can shift 6+ inches seasonally, we use the Zip Level Pro-2000, which measures foundation elevation to 1/10th of an inch accuracy. This technology is essential in Plano where foundation issues are the primary concern, and we provide detailed elevation readings and analysis as part of our standard inspection—no separate foundation inspection needed.
Our foundation evaluation includes:
- Zip Level Pro-2000 elevation measurements at multiple points across the foundation
- Documentation of cracks in foundation, walls, ceilings, and exterior
- Assessment of door and window operation as indicators of movement
- Evaluation of drainage, grading, and soil moisture management
- Analysis of whether settlement is active or stable
- Clear explanation of findings and severity in your report
If we find significant foundation issues, our detailed documentation helps you obtain repair estimates from foundation contractors. Some buyers choose to have a foundation repair company provide a bid before closing, but our inspection gives you the information you need to make that decision.
Do you also inspect homes in Richardson, Allen, Frisco, and McKinney?
Yes, we serve Plano and surrounding areas including Richardson, Allen, Frisco, McKinney, Carrollton, and throughout the Dallas-Fort Worth metroplex. We’re familiar with the unique foundation and construction characteristics across all North Texas communities. With our 48-hour guaranteed scheduling and 7-days-per-week availability, we can inspect your home anywhere in the region quickly and thoroughly.
We’ve been serving the DFW metroplex since 2013 and have inspected thousands of homes across Collin County, Denton County, Dallas County, and Tarrant County. Whether you’re buying in Plano’s Legacy District or considering homes in nearby Allen or Frisco, you’ll get the same thorough inspection and local expertise.
Our service radius covers the entire metroplex. If you’re looking at homes in multiple cities, we can inspect all of them and help you compare properties. Just call 469-818-5500 to schedule.
What happens after the inspection?
Within 24 hours of your inspection, you receive a comprehensive digital report with detailed findings, high-resolution photos, and clear explanations in terms you can understand. The report includes foundation elevation data, system evaluations, and prioritized recommendations. We’re available to walk you through the findings and answer questions, helping you make informed decisions about your biggest investment. Every inspection is backed by our 120-day warranty for added peace of mind.
Our reports are designed to be useful, not overwhelming. We organize findings by system, include photos of everything important, and explain what issues mean and why they matter. You’ll know what’s urgent, what’s routine maintenance, and what’s something to monitor.
After you receive the report, many clients call us to discuss findings or get clarification. We’re happy to help you understand the inspection results and answer any questions that come up as you review it. If you need help understanding repair estimates from contractors, we can provide guidance on that too.
The report is yours to use as you need—for negotiating repairs with sellers, planning maintenance, or simply understanding your home better. We’re here to help even after the inspection is complete.
Plano Homeowner Resources
City of Plano Resources
Building Inspections Department
For building permits and code compliance:
Address: 1520 K Ave, Suite 140, Plano, TX 75074
Phone: 972-941-7140
Email: buildingpermits@plano.gov
Website: plano.gov/350/Building-Permits
Contact the Building Inspections Department for permits related to renovations, additions, or major repairs. Building permits are required for structural work, electrical upgrades, plumbing modifications, and HVAC replacements.
Plano Municipal Center
Address: 1520 K Avenue, Plano, TX 75074
Phone: 972-941-7140
Website: www.plano.gov
Utilities
Water: City of Plano Water Services
Electric: Multiple providers (deregulated market)
Gas: Atmos Energy
Trash: City of Plano Solid Waste Services
Foundation Maintenance Tips for Plano
Plano’s expansive clay soil requires active foundation maintenance. Here’s how to protect your investment:
Maintain Consistent Soil Moisture
- Water foundation perimeter during dry periods (summer and drought)
- Use soaker hoses 12-18 inches from foundation
- Water slowly and consistently rather than heavy, infrequent watering
- Goal is to prevent soil from drying and contracting dramatically
Proper Drainage Management
- Ensure ground slopes away from foundation (minimum 6 inches drop in first 10 feet)
- Keep gutters clean and functioning properly
- Extend downspouts at least 5-10 feet from foundation
- Address low spots where water pools near foundation
Monitor for Warning Signs
- Cracks in foundation, walls, or ceilings (especially diagonal cracks)
- Doors and windows that stick or won’t close properly
- Gaps between walls and ceiling or walls and floor
- Uneven or sloping floors
- Cracks in exterior brick or siding
If you notice these signs, contact a foundation professional for evaluation. Early intervention is often less expensive than waiting until problems worsen.
Understanding Plano’s Real Estate Market
Plano’s real estate market reflects the city’s economic strength and desirability. With a median home price of $525,945 and rising 2-4% annually, Plano offers a range of housing options from affordable family homes to luxury estates.
The market is competitive but stable, with homes averaging 65 days on market. Inventory has increased 23.9% year-over-year, giving buyers more options than in recent years. Corporate relocations to companies like Toyota North America continue to drive demand.
When buying in Plano, a thorough home inspection is essential given the foundation challenges common to the area. Understanding a home’s condition helps you negotiate appropriately and plan for future maintenance and repairs.
Elite Inspection Group has inspected homes across all of Plano’s price ranges and neighborhoods. Whether you’re buying your first home in Park Forest or upgrading to a luxury property in Willow Bend, we provide the detailed information you need to make a confident decision.
Schedule Your Plano Home Inspection Today
Whether you’re buying in Legacy West, Willow Bend, Park Forest, or any Plano neighborhood, Elite Inspection Group provides the thorough, educational home inspection you need to make confident decisions about your biggest investment. With specialized expertise in Plano’s expansive clay soil challenges and advanced foundation evaluation technology, we deliver peace of mind.
Call 469-818-5500 for guaranteed scheduling within 48 hours
Serving Plano, Richardson, Allen, Frisco, McKinney, and the entire Dallas-Fort Worth Metroplex
Licensed & Insured Texas Professional Inspector | 120-Day Warranty | Open 7 Days a Week