Dallas House Inspection Services
- Home
- Service Areas
- Dallas
The Smart Inspector is a locally owned, BBB-accredited home inspection company serving Dallas, Texas, with TREC-licensed Professional Inspectors. Every home inspection Dallas TX clients book follows the TREC Standards of Practice and includes complimentary thermal imaging, a same-day web-based report and an in-person walkthrough, whether the property is a pier-and-beam bungalow, a new townhome or a duplex.
What a home inspection in Dallas includes
No matter the age or style of the property, a home inspection Dallas TX buyers book with The Smart Inspector covers the systems the TREC Standards of Practice require: structure, electrical, HVAC, plumbing and appliances, plus optional systems such as irrigation, pools and outbuildings when they are present and requested. The inspector examines what is readily accessible, operates normal controls, and marks each item Inspected, Not Inspected, Not Present, or Deficient on the TREC report form.
The structural portion includes the foundation, roof covering, attic, walls, ceilings, floors, doors and windows. On a pier-and-beam house that means the crawlspace gets attention; on a slab house, the inspector reads the signs of movement inside and out. Grading and drainage around the home are evaluated as well.
Thermal imaging is part of every inspection at no additional cost. For the system-by-system detail, read what a home inspection covers in Texas. Remember that the inspection is visual and non-invasive; it is not a code inspection or an appraisal, and underground sewer pipe needs a separate camera inspection.
Local considerations for Dallas homes
Dallas has the widest range of housing ages and types in the Metroplex, from pier-and-beam bungalows to mid-century ranch houses to townhomes finished this year. Our inspectors adjust to each one rather than running the same script.
Older Dallas neighborhoods bring two recurring questions. The first is the foundation: pier-and-beam homes need a look at the piers, beams, floor framing and moisture in the crawlspace, while slab homes on Dallas County’s expansive clay soil show movement in cracked brick, sloping floors and doors that stick. Our foundation inspection page explains what the report can and cannot tell you. The second is the sewer line. Cast-iron and clay drains under older homes, combined with mature tree roots, make a camera inspection worthwhile; see sewer scope inspections in Dallas.
Dallas also has a steady supply of new townhomes and infill construction, and those buyers should read our Dallas new construction inspection page. Investors and owner-occupants buying a duplex or fourplex can book one side, both sides or the whole building; details are on our duplex and multi-unit inspections page.
How the inspection adapts to Dallas housing types
The scope is fixed by TREC, but where the inspector spends the most time depends on what you are buying. A home inspection Dallas TX buyers book on a 1940s bungalow looks different in practice from one on a new townhome.
| Property type | Where the inspector focuses |
|---|---|
| Pier-and-beam bungalow | Crawlspace access, floor framing, moisture, original plumbing and wiring, sewer line |
| Mid-century slab home | Foundation movement, aging HVAC and water heater, roof after hail, panel condition |
| New townhome | Builder finish quality, drainage grading, attic ventilation, appliance installation |
| Duplex or multiplex | Each unit’s systems separately, shared equipment, one side or both as booked |
If you only need one thing checked, a roof or a foundation for example, a single component inspection is an option instead of a full report.
What you get with every Dallas inspection
Included every time: complimentary thermal imaging, a same-day web-based report with photos, and an in-person walkthrough at the property, or a phone review if you cannot be there.
Inspections are performed by Professional Inspectors licensed by the Texas Real Estate Commission: Forest Ivey (TREC #23646), Brian Cain (TREC #24824), Chris Hudson (TREC #24844), Chris Sarris (TREC #25954) and Antoine Razzouk, who goes by Tony (TREC #26582). Tony has worked on both the realtor side and the inspector side of transactions and is multilingual, as is Forest. Request any inspector by name at booking, and read more on the team page.
The Smart Inspector is BBB Accredited with an A+ rating and has more than 250 Google reviews. Our inspectors are known for being extremely picky and for explaining findings in plain language, which is exactly what you want when the seller’s agent is reading the same report.
Home inspection Dallas TX: how to book
Schedule online through the booking form, which lets you specify the foundation type, whether the property is a duplex or multiplex, your preferred inspector and any add-ons. Or call (817) 842-0330 and speak with Candice Dubois, who coordinates scheduling. For pricing first, use the quote form. We do not publish a flat rate because square footage, age and add-ons change the price from one Dallas property to the next.
Frequently asked questions
Do you serve all of Dallas, TX?
Yes. The Smart Inspector inspects homes across the city of Dallas and throughout Dallas County, including the older neighborhoods with pier-and-beam houses and the newer townhome developments. Our inspectors are based in Arlington and serve more than 100 communities in the Metroplex, so any Dallas address is in range. Book online or call (817) 842-0330 to confirm.
How soon can you inspect a home in Dallas?
The online booking form shows current openings for each of our inspectors, and that is the fastest way to lock in a home inspection Dallas TX date. If you are working inside a short option period, call (817) 842-0330 and our administrator will find the earliest available slot. The report is delivered the same day as the inspection, so scheduling is the only thing that takes time.
Do you inspect new construction and townhomes in Dallas?
Yes. We inspect new townhomes and infill builds in Dallas at pre-drywall, at final before closing, and at the 11-month mark before the builder's warranty ends. Each visit is a full TREC-format inspection with thermal imaging and a same-day report. Texas allows you to hire your own inspector on new construction, and an independent report gives the builder a clear punch list.
Can you inspect a duplex or add a sewer scope in Dallas?
Both. Duplexes and multiplexes can be booked as one side, both sides or the entire building, with each unit's systems inspected separately. A sewer scope is a $300 add-on that runs a camera through the main drain line, and on older Dallas homes with cast-iron or clay pipe and mature trees it is one of the most valuable extras you can choose. Both are selected on the booking form.
Ready to schedule? Every inspection includes complimentary thermal imaging, a same-day report and an in-person walkthrough.