Home Inspection Services in Savannah, TX

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

A typical home inspection in Savannah takes 2.5 to 4 hours, depending on the home’s size, age, and condition. Most Savannah homes range from 2,200 to 3,800 square feet, with inspections averaging 3 hours. Larger homes or those with complex features (like homes near the Lakes Area with additional outdoor structures) may take closer to 4 hours.

We never rush inspections. A thorough foundation evaluation using the Zip Level Pro-2000 alone takes 30-45 minutes. Add comprehensive HVAC testing, detailed roof inspection, plumbing and electrical system checks, and proper documentation with photos, and the time adds up—but it’s time well spent. You’re welcome to attend the entire inspection and ask questions as we work.

What are the most common issues found in Savannah homes?

The most common issues in Savannah homes include foundation movement from expansive clay soil (Denton County has over 50% clay content), HVAC strain from extreme North Texas heat, roof damage from spring hailstorms, and drainage problems affecting foundations.

Let’s break these down:

• Foundation Movement: Denton County’s expansive clay soil is the primary culprit. Even well-built Savannah homes experience foundation stress as the soil goes through wet/dry cycles. We find minor foundation settling in many homes 10+ years old, though most is within acceptable ranges.
• HVAC Performance Issues: North Texas summers routinely hit 100°F+. HVAC systems work hard here, and we commonly find units nearing end-of-life in homes from Savannah’s earlier construction phases (2004-2010).
• Roof Concerns: Spring hailstorms are a fact of life in Denton County. We inspect carefully for hail damage, missing shingles, and aging roof materials, particularly on homes 15+ years old.
• Drainage and Grading: Proper drainage is critical for managing moisture around foundations. We often find drainage issues that, if not addressed, accelerate foundation problems.
• Garage Floor Settlement: Common in slab foundation homes, especially in the Sports Complex Area and other sections with heavier vehicle traffic.

Do you inspect homes built by DR Horton, Emerald Homes, and Grand Homes in Savannah?

Yes, we inspect homes by DR Horton, Emerald Homes, Grand Homes, Vision Homes, Bloomfield Homes, and all twelve builders who constructed homes in the Savannah master-planned community between 2004 and 2018. Each builder brought different construction approaches and quality standards to Savannah, and we’re familiar with all of them.

DR Horton and Emerald Homes (luxury division of DR Horton) built a significant portion of Savannah’s homes, focusing on production efficiency while meeting code requirements. Grand Homes, known for custom luxury construction, built some of Savannah’s higher-end properties with premium finishes and upgraded structural elements. Vision Homes, LionsGate Homes, Bloomfield Homes, History Maker Homes, Castlerock Communities, Chesmar Homes, Bowen, CalAtlantic (formerly Ryland), and Nathan Carlisle (Dunhill) each contributed their own construction signatures to the community’s diversity.

We don’t play favorites with builders—we inspect what’s actually there, regardless of who built it. Some builders in Savannah over-engineered foundations knowing about the soil challenges; others built to minimum code. Our job is to document the current condition of the home you’re considering, not to judge the builder’s reputation.

Should I get a foundation inspection separately in Savannah?

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, essential in Savannah’s expansive clay soil area where foundation issues are common.

Here’s why this matters: some home inspectors do a visual-only foundation inspection, looking for cracks and obvious settling. That’s not enough in Denton County. The Zip Level Pro-2000 creates a detailed elevation map of your foundation’s performance, detecting movement that might not be visible yet but could become problematic.

This technology costs thousands of dollars, and using it properly takes training and experience. We include it in every inspection because in Savannah—where every home sits on challenging expansive clay soil—it’s not optional, it’s essential. You get foundation engineering-level data without paying for a separate foundation inspection, and our findings are taken seriously by foundation repair companies if repairs become necessary.

If our inspection reveals significant foundation concerns, we may recommend a follow-up evaluation by a structural engineer, but that’s rare. For the vast majority of Savannah homes, our comprehensive foundation inspection provides all the information you need.

Do you also inspect homes in Denton, Little Elm, Prosper, and McKinney?

Yes, we serve Savannah and surrounding Denton County areas including Denton, Little Elm, Prosper, McKinney, and Aubrey. We cover the entire Dallas-Fort Worth metroplex with 48-hour guaranteed scheduling, seven days a week.

Savannah’s location along the US 380 corridor puts you in the heart of one of North Texas’s fastest-growing areas. We’re familiar with all the communities in this region, from established cities like Denton (12 miles west) to booming suburbs like Prosper (to the east) and Little Elm (to the south). Many Savannah residents work in these surrounding cities, and many people shopping for homes compare Savannah to nearby communities—we inspect in all of them.

Our service area extends throughout Dallas, Collin, Denton, Tarrant, and surrounding counties. Whether you’re looking at a home in Savannah or considering properties in neighboring areas, we bring the same thorough inspection approach and local expertise. Call 469-818-5500 to schedule an inspection anywhere in the metroplex.

What happens after the inspection in Savannah?

Within 24 hours of your inspection, you receive a comprehensive digital report with photos, detailed findings, and recommendations. The report includes foundation elevation data, HVAC performance results, and prioritized repair recommendations to help you make informed decisions.

Our reports are designed to be thorough yet understandable. You’ll get:

• Detailed Foundation Analysis: Including Zip Level Pro-2000 elevation measurements with a visual map showing where your foundation is performing well and where there’s movement.
• Hundreds of Photos: Documenting every significant finding so you can see exactly what we’re describing.
• System-by-System Breakdown: Covering foundation, roofing, HVAC, plumbing, electrical, and all other major components.
• Prioritized Recommendations: We distinguish between safety issues that need immediate attention, maintenance items you should address soon, and minor concerns to monitor.
• Repair Cost Context: While we don’t provide specific quotes, we give you context about whether repairs are minor maintenance or major investments.

After you receive the report, we’re available to answer questions. Many clients call us to discuss findings with their realtor, or to get clarification on specific items. We’re here to help you understand what you’re seeing and make confident decisions. And remember—our 120-day warranty backs up our work, giving you additional peace of mind after closing.