Southlake House Inspection Services
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Every home inspection in Southlake, TX from The Smart Inspector is performed by a TREC-licensed Professional Inspector from a locally owned Arlington-based company. The inspection covers the foundation, roof, attic, electrical, HVAC, plumbing and appliances, with pools, spas, irrigation and outbuildings available as add-ons. Thermal imaging, a same-day report and an in-person walkthrough are included.
What a home inspection in Southlake, TX covers
The base inspection on a Southlake home is the same TREC-standard inspection we perform anywhere in North Texas: a visual, non-invasive review of the accessible structural, electrical, heating and cooling, plumbing and appliance systems, plus the grading and drainage around the house, recorded on the TREC report form. Our inspectors are thorough by reputation, and on a larger home that thoroughness takes time; multiple HVAC units, several water heaters and long roof runs all get individual attention.
The systems most Southlake buyers care about beyond the base scope, such as the pool, the spa and the irrigation system, are optional under the TREC standards and are inspected when added to the order. Our page on what a home inspection covers in Texas separates the standard scope from the add-ons.
Local considerations for Southlake homes
Southlake, in Tarrant County, is known for larger custom homes on generous lots, and those properties tend to come with pools, spas, irrigation systems and detached structures. On a Southlake inspection the add-ons are not an afterthought; they are often where the meaningful findings are.
| Add-on | Price | Why it matters on a Southlake property |
|---|---|---|
| Pool and spa inspection | $100 | Pumps, heaters, plumbing, electrical bonding and surfaces are outside the base scope |
| Sprinkler and irrigation inspection | $50, with a note on the booking form for lots of 3,000 square feet or more | Zones, heads, valves and the backflow device are tested for operation and leaks |
| Additional structures | $125 each if under 500 square feet | Pool houses, workshops and guest quarters have their own roofs, electrical and plumbing |
| Sewer scope | $300 | Long drain runs on large lots and mature trees make a camera inspection worthwhile |
| Measure foundation level | $100 | Large slabs on North Texas clay soil benefit from a documented baseline |
The clay soil across the region swells and shrinks with moisture, which is why drainage and foundation performance are checked closely on every home, and why we maintain a dedicated Southlake sewer scope page. For a newly built custom home, see our Southlake new construction inspection page for pre-drywall, final and 11-month warranty options. A full description of the pool inspection and the sprinkler inspection is available on each service page.
What you get from The Smart Inspector in Southlake
Thermal imaging is included on every Southlake inspection. On a large home the infrared camera earns its keep, scanning long stretches of wall and ceiling for moisture, insulation gaps and hot electrical connections faster and more reliably than eyesight alone.
You receive the report the same day, online, with photos of each finding and the TREC structure your agent expects. Before leaving the property, your inspector walks you through what matters most; if you cannot be there, the review is done by phone.
Our inspectors are listed on the team page with their license numbers: Forest Ivey (TREC #23646), Brian Cain (#24824), Chris Hudson (#24844), Chris Sarris (#25954) and Tony Razzouk (#26582). You can ask for any of them by name when you book.
Planning tip: List every add-on on the booking form when you schedule a Southlake inspection. The inspector allots time based on the square footage and the systems selected, and a pool, sprinklers and an outbuilding together add meaningful time on site.
Inspection types for Southlake properties
In addition to the full buyer’s inspection, The Smart Inspector performs pre-listing inspections for Southlake sellers who want to resolve issues before going to market, re-inspections after negotiated repairs, single component inspections when only one system is in question, and the three new-construction inspections. If a VA loan is involved, the required termite (WDI) inspection can be added for $135 and up. Base pricing depends on the home’s square footage, age and add-ons; the quote form gives you the exact figure.
How to book a home inspection in Southlake
Schedule through the online booking form, which shows open dates and captures the address, square footage, foundation type, loan type, add-ons and your inspector preference. Or call (817) 842-0330 and our administrator, Candice Dubois, will arrange the appointment and coordinate access with the listing agent.
Frequently asked questions
Do you serve Southlake and the surrounding cities?
Yes. Southlake is squarely within our Tarrant County coverage, and the same inspectors serve Keller, Colleyville, Grapevine and Roanoke. The Smart Inspector serves more than 100 communities across Dallas-Fort Worth from its base in Arlington. Enter the Southlake address on the booking form or call (817) 842-0330 and we will confirm the appointment.
How soon can you inspect a house in Southlake?
Available dates are shown on the online booking form, and the office can check the calendar by phone. Larger Southlake homes with several add-ons take more time on site, so booking early in the option period is a good idea. Regardless of the date, your report is delivered the same day as the inspection.
Can you inspect the pool, spa and sprinkler system at a Southlake home?
Yes. A pool and spa inspection is a $100 add-on that covers the equipment, plumbing, electrical bonding and visible surfaces. A sprinkler inspection is $50 and tests each zone, the heads, the valves and the backflow device. Both are done during the same visit as the home inspection. Select them on the booking form so the inspector schedules enough time.
Do you inspect new construction and custom builds in Southlake?
Yes. We inspect newly built Southlake homes at the pre-drywall stage, at the final walkthrough before closing, and at the 11-month mark before the builder's warranty ends. Custom builds are welcome; the inspection scales with the size of the home and the systems installed. Details are on our Southlake new construction inspection page.
Ready to schedule? Every inspection includes complimentary thermal imaging, a same-day report and an in-person walkthrough.