Prosper Certified Home Inspectors

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What a home inspection in Prosper, TX includes

Whether the house is brand new or a resale, a Prosper inspection from The Smart Inspector follows the TREC Standards of Practice. That is a visual, non-invasive inspection of the accessible structural, electrical, HVAC, plumbing and appliance systems, plus grading and drainage, reported on the state form with every item marked Inspected, Not Inspected, Not Present or Deficient.

Our inspectors go beyond the minimum where they can: opening panels, running every fixture, walking the roof where it is safe, and scanning with an infrared camera. Optional systems such as pools, sprinklers and outbuildings are added on request. The full scope, and the exclusions, are on our page about what a home inspection covers in Texas.

Local considerations for Prosper homes

Prosper sits in northern Collin County, one of the busiest new-construction corridors in North Texas. Most of our Prosper work involves homes that are being built or were finished recently, and the most useful thing we can tell a buyer here is that a new home benefits from more than one inspection.

1. Pre-drywall inspection. Done after framing, plumbing, electrical and HVAC rough-ins are complete but before insulation and drywall hide them. This is the only chance to see the bones of the house. Learn more on our pre-drywall inspection page.
2. Final walkthrough inspection. Done when the home is complete and before you close, covering everything a resale inspection covers plus workmanship items the builder still needs to fix.
3. 11-month warranty inspection. Done in the eleventh month of ownership, before the builder’s one-year warranty expires, so you can submit a documented list of defects. See the 11-month builder warranty inspection page.

Builders have their own quality checks, but those inspectors work for the builder. You are entitled to hire your own inspector for new construction, and that is what our Prosper new construction inspection service is for.

New slabs still sit on the same expansive North Texas clay as older homes, so grading, drainage and early signs of foundation movement are checked on every Prosper inspection. Resale homes in Prosper get the same attention as anywhere else, with a sewer scope available as a $300 add-on if the property warrants it.

Licensed versus certified: what Prosper buyers should know

Our comparison of a certified versus licensed home inspector goes deeper if you want to understand the distinction before hiring.

What you get from The Smart Inspector in Prosper

• Thermal imaging on every inspection at no extra charge, useful on new builds for spotting insulation gaps and moisture before drywall is painted over them
• A same-day, web-based, photo-rich report on the TREC form that you can hand directly to your builder or seller
• An in-person walkthrough at the property, or a phone review if you cannot be there
• A named, TREC-licensed inspector: Forest Ivey (#23646), Brian Cain (#24824), Chris Hudson (#24844), Chris Sarris (#25954) or Tony Razzouk (#26582), all on our team page
• Add-ons on request: pool and spa, sprinkler, termite/WDI, sewer scope, foundation level measurement and additional structures

How to book a home inspection in Prosper

Use the online booking form to schedule; it collects the address, square footage, foundation type, loan type and add-ons, and lets you name your inspector. For new construction, tell us which stage you need so we can coordinate timing with your builder. You can also call (817) 842-0330 and our administrator, Candice Dubois, will set it up. If you want a price first, the quote form takes a minute.

Frequently asked questions