Home Inspection Services in Sherman, TX

Sherman’s Expansive Clay Soil Challenge

Here’s what every Sherman homebuyer needs to know: our North Texas clay soil contains smectite clay that swells dramatically when it absorbs moisture and shrinks during dry periods. This isn’t a minor inconvenience. It’s the primary cause of foundation issues in Sherman homes, leading to cracked walls, uneven floors, misaligned doors and windows, and thousands of dollars in potential repair costs.

Sherman’s climate makes this worse. Cold winters followed by hot, dry summers create extreme expansion and contraction cycles. When drought periods end with heavy spring rains, the soil moisture changes can be dramatic. That’s why we use the Zip Level Pro-2000 for every inspection, measuring foundation elevation to 1/10th of an inch accuracy. This technology helps us detect settlement issues before you sign on the dotted line.

Sherman Foundation Facts

Sherman sits on expansive clay soil that can experience volume changes up to 25% between wet and dry seasons. Foundation movement isn’t a matter of “if” but “when” and “how much.” A professional inspection with advanced elevation measurement technology is essential for every Sherman home purchase, regardless of age or price point.

Our Commitment to Sherman

We’re committed to serving Sherman and the entire Texoma region with the highest standards of professionalism, accuracy, and customer service. Whether you’re a first-time homebuyer in Austin Landing or a longtime resident selling in Westwood Village, you’ll receive the same thorough inspection and genuine care. That’s our promise.

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

A typical home inspection in Sherman takes 2.5 to 4 hours, depending on the home’s size, age, and condition. Larger homes over 2,500 square feet or properties built before 1980 may require closer to 4 hours due to more extensive systems and potential foundation concerns related to Sherman’s expansive clay soil.

We don’t rush. Foundation elevation measurements alone require methodical readings at multiple points. HVAC testing needs time for systems to reach operating temperature. We encourage you to attend so we can walk you through findings, which adds educational value without adding inspection time.

New construction phase inspections (pre-pour, framing, final walk-through) are typically 1.5 to 2 hours each, depending on the stage and home size.

What are the most common issues found in Sherman homes?

The most common issues in Sherman homes include foundation settlement from expansive clay soil that swells when wet and shrinks when dry, HVAC strain from extreme North Texas temperature variations, and drainage problems that exacerbate foundation movement. Older homes may also show cracked walls, uneven floors, and misaligned doors or windows due to seasonal soil changes.

Specific issues we frequently encounter:

• Foundation settlement: Caused by Sherman’s smectite-rich clay soil expanding and contracting with moisture changes, leading to differential settlement and structural stress
• HVAC inefficiency or failure: North Texas summers are brutal, and older systems struggle to keep up, especially in homes with poor insulation or ductwork issues
• Drainage deficiencies: Poor grading, clogged gutters, or inadequate drainage systems allow water to pool near foundations, worsening soil expansion problems
• Roof damage: Sherman’s storm history includes severe thunderstorms and even an 1896 F5 tornado; hail damage and wind-damaged shingles are common
• Plumbing issues in older homes: Galvanized pipes in pre-1980s homes, slab leaks affecting foundation moisture levels

Finding these issues isn’t a deal-breaker. It’s information that empowers you to negotiate repairs, budget for future maintenance, or make an informed decision about whether the home is right for you.

Do you inspect homes built by Highland Homes, Wyldewood Homes, and other Sherman builders?

Yes, we inspect homes by Highland Homes, Wyldewood Homes, K. Hovnanian Homes, United Built Homes, Troy Miller Custom Homes, and all other builders in Sherman. We’re especially familiar with new construction in Austin Landing and other local developments, with particular attention to foundation integrity given the area’s expansive clay soil conditions.

New construction inspections are critical even with reputable builders. We’ve found issues in homes by every major builder, from HVAC ductwork problems to foundation drainage deficiencies. Sherman’s current building boom driven by semiconductor industry growth means construction crews are working fast. Our job is to make sure quality keeps pace with quantity.

We inspect at multiple phases: pre-foundation pour to verify proper soil prep and drainage, post-framing to check structural elements, and final walk-through before closing. Each phase catches different potential issues while they’re still the builder’s responsibility to fix.

Should I get a foundation inspection separately in Sherman?

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 for Sherman homes built on expansive clay soil. This technology helps detect even minor settlement issues before they become major problems.

A separate foundation inspection from a specialized foundation repair company may be warranted if our inspection reveals significant differential settlement, extensive cracking, or if you’re considering purchasing a home with known foundation issues. In those cases, we’ll recommend getting a structural engineer’s evaluation and repair estimate before proceeding.

But for typical Sherman home purchases, our foundation evaluation using professional-grade elevation measurement equipment provides the detailed assessment you need to make an informed decision. We document settlement patterns, identify drainage issues contributing to soil movement, and note any evidence of previous foundation repair work.

Do you also inspect homes in Denison, Gainesville, and other Texoma cities?

Yes, we serve Sherman and surrounding Texoma region cities including Denison, Gainesville, Bonham, and communities throughout Grayson County. We offer 48-hour guaranteed scheduling seven days a week, making it easy to coordinate inspections with your real estate transaction timeline.

Our service area extends throughout the greater Dallas-Fort Worth metroplex and North Texas region. Whether you’re buying a lake house near Lake Texoma, a historic home in downtown Denison, or new construction in Gainesville, we bring the same expertise in North Texas clay soil, climate challenges, and local building practices.

Call 469-818-5500 to confirm availability for your specific location and schedule your inspection.

What happens after the inspection?

Within 24 hours of your inspection, you receive a comprehensive digital report with detailed findings, photos, and recommendations in terms you can understand. The report covers all major systems, foundation measurements, and specific concerns related to Sherman’s clay soil and climate conditions, plus you’re backed by our 120-day warranty.

Your report includes:

• High-resolution photos documenting all findings
• Detailed descriptions of issues in plain language, not technical jargon
• Foundation elevation measurements with topographical analysis
• Prioritized recommendations (safety issues vs. maintenance items vs. cosmetic concerns)
• Specific guidance on what needs immediate attention vs. what to monitor
• Maintenance tips for Sherman’s climate and soil conditions

After you receive your report, we’re available to answer questions, clarify findings, or discuss concerns with your real estate agent or contractor. We’re here to help you make the most informed decision about your biggest investment. That support doesn’t end when the inspection ends.

Seasonal Maintenance for Sherman Homes

Understanding Sherman’s Real Estate Market

Sherman’s housing market is experiencing notable growth driven by major semiconductor industry investments. Texas Instruments’ $30 billion fabrication facility and GlobalWafers’ $5 billion plant are bringing thousands of jobs and new residents to the area, increasing demand for housing across all price points.

Current median home prices around $277,000 make Sherman more affordable than many Dallas suburbs while still offering excellent schools, proximity to Lake Texoma recreation, and growing employment opportunities. New construction in communities like Austin Landing and established neighborhoods like Westwood Village both see strong buyer interest.

For homebuyers, this growth means competitive offers and faster market conditions. A thorough home inspection isn’t just recommended; it’s essential protection for your investment in this dynamic market.