Midlothian Licensed Home Inspectors
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The Smart Inspector provides every home inspection in Midlothian, TX through inspectors licensed by the Texas Real Estate Commission. The locally owned company, based in Arlington, inspects the foundation, roof, electrical, HVAC, plumbing and appliances of each Midlothian home, includes thermal imaging at no extra charge, and delivers a same-day report that the inspector reviews with you on site.
What a home inspection in Midlothian, TX includes
A Midlothian inspection from The Smart Inspector follows the TREC Standards of Practice: a visual, non-invasive review of the readily accessible systems on the day of the visit, documented on the state’s report form. The inspector examines the structural systems from foundation to roof, the electrical system, heating and cooling, plumbing and the water heater, built-in appliances, and the grading and drainage around the house.
Optional systems are inspected when you add them, and on Midlothian acreage that often matters more than in a city subdivision. Outbuildings, sprinklers and private wells are all outside the base scope. Our page on what a home inspection covers in Texas spells out the standard scope and the exclusions.
Local considerations for Midlothian homes
Midlothian is an Ellis County growth area with new subdivisions going up alongside rural acreage, and the two property types call for different preparation.
Rural and acreage properties. Homes on larger tracts sometimes draw water from a private well rather than a city supply. A well is not tested in a standard inspection, so we offer a water sample test for $200, which we recommend for any property on a well. Detached structures such as shops, barns and guest quarters can be added to the inspection for $125 each when they are under 500 square feet. Tell us about them when you book so the inspector allows time.
New subdivisions. A newly built home in Midlothian deserves the same independent look as any other. Our Midlothian new construction inspection page covers the pre-drywall, final-walkthrough and 11-month warranty stages.
Across both, the expansive clay soil that underlies much of North Texas is the constant. It swells when wet and shrinks when dry, which is hard on foundations and buried pipes, so drainage and foundation performance get careful attention on every Midlothian inspection.
Tip: If the property has a well, an outbuilding, a sprinkler system or a pool, list each one on the booking form. Add-ons are priced individually and are performed during the same visit.
Acreage and add-on services for Midlothian properties
- Water sample test for wells: $200
- Inspect additional structures under 500 square feet: $125
- Sprinkler and irrigation inspection: $50
- Pool and spa inspection: $100
- Termite / WDI inspection: $135 and up, required with VA financing
- Sewer scope camera inspection: $300
- Measure foundation level: $100
The base inspection price depends on the square footage and age of the home plus the add-ons selected. The quote form returns an exact figure for your property.
What you get from The Smart Inspector in Midlothian
Thermal imaging is part of every inspection we perform, at no charge. The infrared camera shows temperature differences that reveal moisture intrusion, insulation gaps and electrical components running hot, none of which are visible to the naked eye.
The report is delivered the same day, online, with photos attached to each finding and the TREC form structure your agent expects. Your inspector walks you through the results at the property before leaving; if you cannot attend, the walkthrough happens by phone.
You will know your inspector by name. Forest Ivey (TREC #23646), Brian Cain (#24824), Chris Hudson (#24844), Chris Sarris (#25954) and Tony Razzouk (#26582) are profiled on the team page, and the booking form lets you request any of them.
How to book a home inspection in Midlothian
The online booking form collects the address, square footage, foundation type, loan type and add-ons and shows available dates. If you prefer to talk, call (817) 842-0330; Candice Dubois, our administrator, will schedule the visit and coordinate with the listing agent. For a price before you commit, use the quote form.
Frequently asked questions
Do you serve Midlothian and rural Ellis County?
Yes. The Smart Inspector serves Midlothian, Waxahachie and the surrounding Ellis County area, including acreage properties outside the city limits, as part of a Dallas-Fort Worth service area that covers more than 100 communities. Our inspectors are based in Arlington and drive to Ellis County regularly. Enter the address on the booking form and we will confirm the appointment.
How soon can you inspect a home in Midlothian?
Available dates are shown on the online booking form, and the office can check the calendar by phone at (817) 842-0330. Book as soon as your contract is signed so the inspection falls early in the option period. The written report is delivered the same day as the inspection, so you can begin repair discussions with the seller right away.
Do you inspect new construction in Midlothian?
Yes. We inspect new builds in Midlothian's subdivisions at three stages: pre-drywall, when framing and rough-in plumbing and wiring are exposed; final walkthrough before closing; and the 11-month inspection before the builder's one-year warranty ends. Texas buyers are free to hire their own inspector for a new home, and we encourage it.
Can you test the well water and inspect outbuildings on a Midlothian property?
Yes. A water sample test is available for $200 and is recommended on any home served by a private well. Detached structures such as workshops, barns and guest quarters under 500 square feet can be added for $125 each. Both are scheduled as part of the same visit as the home inspection, so note them on the booking form.
Ready to schedule? Every inspection includes complimentary thermal imaging, a same-day report and an in-person walkthrough.