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The Smart Inspector’s home inspection services in DFW include full buyer’s inspections, pre-listing inspections, new construction, pre-drywall and 11-month warranty inspections, re-inspections, single-component and duplex inspections, plus add-ons such as sewer scope, pool, sprinkler, termite and foundation level measurement. Every inspection includes thermal imaging, a same-day report and a walkthrough.
Home inspection services DFW buyers, sellers and owners actually use
Every service on this page is performed by a TREC-licensed Professional Inspector following the Texas Real Estate Commission Standards of Practice, and every one of them comes with the same three things: complimentary thermal imaging through the house, a same-day web-based report full of photos, and an in-person walkthrough of the findings at the property, or a phone review if you cannot be there. Our inspectors are known for being extremely picky and for explaining what they find in plain language.
The page is organized in three parts: the types of inspection you can book, the systems every full inspection covers, and the add-on services with their prices.
Inspection types
The booking form lists each of these as a selectable inspection type. Pick the one that matches where you are in the process.
- Full home inspection (buyer’s inspection). The complete TREC-scope inspection of a resale home, usually done during the option period. The home inspection guide walks through cost, coverage, timing, the report and what to do after.
- Pre-listing (seller’s) inspection. The same inspection, ordered by the seller before the home goes on the market to uncover surprises early. See should I get a pre-listing inspection before selling.
- New construction inspection. A final, walkthrough-stage inspection of a newly built home before you close, with thermal imaging used heavily on insulation and ductwork. The new construction inspection hub covers the full timeline.
- Pre-drywall (phase) inspection. An inspection of framing, rough plumbing, rough electrical and ducts before insulation and drywall cover them. See what a pre-drywall inspection is.
- 1-year builder warranty inspection. Scheduled in the 11th month after closing, before the builder’s typical one-year workmanship warranty ends. See the 11-month builder warranty inspection.
- Re-inspection of repairs. A follow-up visit to verify that seller repairs were actually completed before closing. What a re-inspection is and when you need one explains what is checked and why receipts are not enough.
- Single-component inspection. Just the roof, the foundation, the HVAC or the electrical system, for current owners, insurance questions or warranty deadlines. See can I get just one thing inspected.
- Duplex and multiplex inspections. Book one side, both sides or the whole building. Home inspections on duplexes and multi-unit properties covers shared systems and access.
The form also asks whether the foundation is slab or pier and beam, and whether the purchase is a VA loan, since VA loans require a termite (WDI) inspection.
Systems covered on every full inspection
A full inspection covers the systems below, each with its own page describing what the inspector examines and what the TREC Standards of Practice require. Findings are reported on the state form as Inspected, Not Inspected, Not Present or Deficient, with photos and comments.
- Structural systems: foundation, walls, ceilings, floors, doors, windows, attic and roof.
- HVAC: heating and cooling equipment, ducts and registers, which North Texas summers put under real load.
- Electrical: service, panel, breakers, wiring, outlets and GFCI protection.
- Plumbing: supply, drains, water heater, fixtures and visible piping. The underground sewer line requires a sewer scope.
- Appliances: built-in kitchen and laundry appliances operated and checked.
- Pool and spas: an optional system under TREC, offered as an add-on.
- Grading and drainage: how water moves around the foundation, which matters on expansive clay soil.
- Sprinklers and irrigation: an optional system, offered as an add-on.
- Thermal imaging: infrared scanning included at no charge on every inspection.
The what a home inspection covers in Texas page puts the same list in a table with what is and is not included under state rules.
Add-on services and prices
Add-ons are selected on the booking form and performed during the same visit as the home inspection, so there is no second appointment. Prices below are exactly as listed on the booking form.
| Add-on | Price | What it is for |
|---|---|---|
| Pool and spa inspection | +$100 | Equipment, shell, decking, drains, barriers and safety items on a pool or spa |
| Termite / WDI inspection | +$135 and up | Wood-destroying insect inspection, required for VA loans and wanted by many other buyers |
| Sprinkler / irrigation inspection | +$50 (the form notes +$50 for 3,000 sq ft or more) | Controller, zones, heads, coverage and leaks on the irrigation system |
| Measure foundation level | +$100 | Elevation readings across the slab to document how level the foundation is |
| Sewer scope inspection | +$300 | Camera inspection of the underground sewer line for roots, breaks and sags |
| Water sample test | +$200 | Recommended for homes on private wells |
| Inspect additional structures | +$125 if under 500 sq ft | Detached garages, workshops, guest quarters and similar outbuildings |
Which add-ons make sense depends on the property. Older homes with mature trees point to the sewer scope. Larger lots in Southlake, Colleyville and Keller usually mean a pool or sprinkler system. Acreage in Ellis and Johnson counties raises the well water question. If you are not sure, book the base inspection and ask when you call.
Tip: Thermal imaging is not on this table because it is not an add-on. It is included on every inspection at no charge.
How pricing works
The base inspection price is quoted per home rather than published, because it depends on the home’s square footage, age and the add-ons you select. Two houses on the same street can be priced differently for good reasons. The fastest way to get a number is the Get a Quote form with the address and basic details, or a call to (817) 842-0330.
The home inspection cost in Dallas-Fort Worth page explains each price driver in detail and lists what is included at no extra charge. Buyers typically pay for a buyer’s inspection at or before the appointment; sellers pay for pre-listing inspections.
Guides that go with these services
The service pages tell you what is done. These hubs answer the questions around it.
- Home inspection guide for DFW buyers and sellers: the process from contract to closing.
- How to choose a home inspector in Dallas-Fort Worth: licensing, verification, questions to ask and what a good report looks like.
- New construction home inspections: pre-drywall, final and 11-month, with city pages.
- Sewer scope: the camera inspection and its five question pages.
- Thermal imaging: what infrared finds and why it is included.
- Service areas: the twenty city pages grouped by county.
Six sample reports, covering a home inspection, a new home inspection, a 1-year warranty inspection, a pre-listing inspection, a pre-drywall phase inspection and a sewer scope, are on the sample inspections page.
How to book
- Get a quote. Submit the address, square footage, age and foundation type through the quote form, or call.
- Choose the inspection type and add-ons. The booking form lists every type and every add-on on this page.
- Pick your inspector. Request Forest, Brian, Chris Hudson, Chris Sarris or Tony by name, or select first available. License numbers are on the team page.
- Plan to attend the walkthrough. The report is delivered the same day, and the walkthrough at the property is where it makes the most sense.
The Smart Inspector is locally owned, based in Arlington, and serves over 100 communities across the Dallas-Fort Worth Metroplex. It is a BBB Accredited Business with an A+ rating and more than 250 Google reviews.
Frequently asked questions
Can I combine several add-ons in one visit?
Yes. Sewer scope, pool and spa, sprinkler system, termite and WDI, foundation level measurement, water sample test and additional structures are all selected on the same booking form and scheduled for the same appointment as the home inspection. Each add-on's findings are included in the same-day report. Combining them means one visit, one report and one walkthrough rather than coordinating several companies.
Which of these home inspection services in DFW does a first-time buyer usually need?
A full home inspection is the core service for any resale purchase. Beyond that, the add-ons depend on the property: a sewer scope for older homes or homes with mature trees, pool and sprinkler inspections where those systems exist, and a termite inspection if the loan is a VA loan or if you simply want it. Thermal imaging, the report and the walkthrough are included with the base inspection at no extra cost.
Is the termite inspection done by your inspectors?
The termite (WDI) inspection is arranged through the booking form as a $135-and-up add-on and is scheduled alongside the home inspection. It is required for VA loans in Texas and is a common choice for other buyers who want wood-destroying insect activity checked at the same time. Select it on the form or ask about it when you call, and the scheduler will confirm the details for your property.
Do you inspect condos and townhomes?
The booking form is built around single-family homes, duplexes and multiplexes, and the inspection scope adapts to what the property has. For a condo or townhome, call (817) 842-0330 with the address so the scheduler can confirm what is included, since shared systems and association-maintained components affect what the inspector can access. The report format, thermal imaging and walkthrough are the same.
What is the difference between the foundation level measurement and the structural inspection?
The structural inspection is part of every full home inspection and covers the visible condition of the foundation, walls, floors, doors and windows for signs of movement. The Measure Foundation Level add-on, priced at $100, adds elevation readings across the slab that document how level it is. Those numbers are useful on North Texas clay soil as a baseline and as evidence when deciding whether an engineer should evaluate further.
How soon can I get an appointment?
Availability changes daily, and option periods are short, so the best approach is to call (817) 842-0330 or submit the booking form as soon as you are under contract. The scheduler will offer the earliest dates for the inspector you request or for the first available inspector. Because the report is delivered the same day, the inspection date is usually the only date you need to plan around.
Ready to schedule? Every inspection includes complimentary thermal imaging, a same-day report and an in-person walkthrough.