Home Inspection Services in Van Alstyne, TX

How long does a home inspection take in Van Alstyne, TX?

A typical home inspection in Van Alstyne takes 2.5 to 4 hours, depending on the home’s size, age, and condition. For newer homes in developments like Sanford Park or Chapel Creek Farms, inspections may take closer to 2.5-3 hours, while older homes built in the 1990s in areas like Georgetown Subdivision or homes on larger acreage lots in Steeplechase may require 3.5-4 hours due to more extensive systems and property features.

The inspection duration also depends on what we find. If we discover foundation concerns requiring additional elevation measurements or HVAC issues needing more thorough testing, we take the time needed to give you complete information. We never rush—your peace of mind is worth the extra time.

We encourage you to attend the inspection, especially the final walkthrough where we review our findings. This typically adds 30-45 minutes but gives you invaluable opportunity to ask questions and see issues firsthand. For Van Alstyne’s challenging expansive clay soil conditions, seeing foundation measurement techniques in action helps you understand what the data means.

What are the most common issues found in Van Alstyne homes?

The most common issues include foundation settlement caused by Van Alstyne’s expansive clay soil that shifts with moisture changes, HVAC system strain from North Texas heat averaging 95-100°F in summer, and roof damage from hail storms typical to the region. Foundation issues are particularly important in Van Alstyne due to the soil’s ability to expand up to 10% when saturated, which can cause continuous stress on home foundations.

Foundation and soil concerns: Settlement cracks in slab foundations, poor drainage causing uneven moisture distribution, inadequate grading directing water toward foundations, and foundation heaving during wet periods. These issues affect homes of all ages, from 1990s builds in Georgetown to brand-new construction in Chapel Creek Farms.

HVAC efficiency problems: Undersized systems struggling with Texas heat, aging compressors in homes over 10 years old, poor insulation reducing system effectiveness, and ductwork issues in attics where summer temperatures exceed 130°F.

Weather-related damage: Hail damage to composition shingles, particularly on south and west-facing roof planes, improperly sealed roof penetrations allowing water intrusion, and inadequate attic ventilation accelerating shingle aging.

Plumbing concerns in older homes: Galvanized pipe corrosion in homes built before 2000, water heater age and capacity issues, improper drainage slope causing slow drains, and outdoor faucets without freeze protection failing during winter cold snaps.

Do you inspect homes built by K Hovnanian, Highland Homes, and other Van Alstyne builders?

Yes, we inspect homes by K Hovnanian Homes, Highland Homes, Historymaker Homes, William Taylor Homes, Reflection Homes, and all builders active in Van Alstyne. With over 2,200 new homes planned in the area, including massive developments like Mantua and Chapel Creek Farms, we have extensive experience with new construction inspections. Our inspectors understand the specific construction methods and materials used by each builder, helping identify any installation issues before you close.

New construction inspections are just as important as inspections of existing homes. Builder warranties typically exclude many items and only cover structural defects for limited periods. Catching issues like improper HVAC installation, electrical code violations, plumbing rough-in problems, or inadequate foundation drainage before closing gives you leverage to require repairs at no cost to you.

We’ve inspected hundreds of new builds throughout the Dallas-Fort Worth Metroplex, including extensive work in Van Alstyne’s growing developments. We know what to look for with each builder—some consistently have HVAC sizing issues, others occasionally have foundation form problems, and each has unique characteristics. This experience helps us provide targeted inspections that protect your investment.

Should I get a foundation inspection separately in Van Alstyne?

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 Van Alstyne where expansive clay soil causes continuous foundation movement. This technology allows us to detect settlement patterns that might not be visible to the naked eye, giving you critical information about your home’s structural integrity in this challenging soil environment.

The Zip Level Pro-2000 works by measuring elevation differentials across multiple points in the home. We create a foundation elevation map that shows where settlement has occurred and how severe it is. In Van Alstyne’s expansive clay soil, some settlement is normal and expected—the question is whether the settlement is within acceptable ranges or indicates a more serious structural problem requiring repair.

Our foundation inspection includes visual assessment of cracks (interior and exterior), evaluation of doors and windows for sticking or gaps indicating movement, drainage and grading analysis, pier and beam or slab construction review, and the precision Zip Level measurements. This comprehensive approach gives you complete foundation information without needing a separate structural engineer evaluation in most cases.

If we do identify foundation concerns that warrant further investigation, we’ll recommend a structural engineer evaluation. But for the vast majority of Van Alstyne homes, our included foundation inspection provides the information you need to make confident decisions.

Do you also inspect homes in McKinney, Anna, Sherman, and nearby areas?

Yes, we serve Van Alstyne and the entire surrounding area including McKinney, Anna, Sherman, Denison, and Melissa. We cover the full Dallas-Fort Worth Metroplex, and our inspectors are familiar with the specific challenges of North Texas homes, from expansive clay soil to weather-related concerns. We offer 48-hour guaranteed scheduling seven days a week throughout our service area.

Van Alstyne’s location approximately 50 miles north of Dallas along US Highway 75 puts it at the heart of one of North Texas’s fastest-growing corridors. Many Van Alstyne homebuyers are also considering homes in nearby McKinney, Anna, or Melissa, and we inspect throughout the region. Our knowledge of local soil conditions, climate challenges, and active builders extends across Collin and Grayson Counties.

Whether you’re buying in Van Alstyne proper or in the broader region, you get the same thorough inspection with Zip Level Pro-2000 foundation measurement, comprehensive systems evaluation, and detailed reporting. Call 469-818-5500 to schedule your inspection anywhere in the DFW Metroplex.

What happens after the inspection in Van Alstyne?

Within 24 hours of your inspection, you receive a comprehensive digital report with detailed findings, high-resolution photos, and specific recommendations. The report includes foundation elevation measurements from our Zip Level Pro-2000, HVAC performance data, and a prioritized list of any concerns found. You can review the report with our inspector during a follow-up call, and we’re here to answer questions as you move forward with your home purchase or sale.

Our reports are designed to be clear and actionable. We don’t just list defects—we explain what they mean, why they matter, and what typical repair solutions involve. For Van Alstyne homes, this often includes explaining which foundation settlement is normal for the area versus what requires professional attention, or helping you understand whether HVAC efficiency issues justify immediate replacement or can wait a few years.

The report becomes a valuable tool during negotiations. If significant issues are found, you can request repairs from the seller, negotiate a price reduction, or decide the issues are manageable and proceed with the purchase. If you’re selling, the pre-listing inspection report helps you address concerns proactively and demonstrates transparency to buyers.

Beyond the report, we’re available to answer follow-up questions. Buying or selling a home in Van Alstyne is a major decision, and we want you to feel confident every step of the way. Our 120-day warranty also provides peace of mind—if we miss something significant, we’ve got you covered.