Waxahachie House Inspection Services
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Home inspections in Waxahachie, TX are performed by The Smart Inspector, a locally owned company founded in 2019 whose inspectors are licensed by the Texas Real Estate Commission. Every Waxahachie home inspection covers the foundation, whether pier-and-beam or slab, along with the roof, electrical, HVAC, plumbing and appliances, and includes thermal imaging, a same-day report and an in-person walkthrough.
What a home inspection in Waxahachie, TX includes
A Waxahachie inspection from The Smart Inspector meets the TREC Standards of Practice, which define what a licensed Texas inspector must examine. The inspector reviews the structural systems, electrical, heating and cooling, plumbing, built-in appliances and site drainage, operating what can be operated and opening what can be safely opened, and records each item on the TREC form as Inspected, Not Inspected, Not Present or Deficient.
- Foundation and framing, including crawlspace access on pier-and-beam homes where conditions allow
- Roof covering, flashing, gutters and attic
- Electrical service, panel, wiring and outlets
- Furnace, air conditioning and ducts
- Water supply, drains, fixtures and water heater
- Kitchen and laundry appliances
- Grading and drainage at the foundation
The full standard scope and its exclusions are described on our page about what a home inspection covers in Texas.
Local considerations for Waxahachie homes
Waxahachie, the Ellis County seat, has historic homes near its downtown and newer subdivisions at its edges, and both pier-and-beam and slab foundations are common. Which foundation the house sits on changes how our inspectors approach the visit.
| Foundation type | What the inspection looks at |
|---|---|
| Pier-and-beam | Piers, beams, floor joists, subfloor, moisture and ventilation in the crawlspace, and the plumbing running beneath the house |
| Slab | Cracks and separation at brick and drywall, sloping floors, doors that bind, and drainage that keeps water away from the slab edge |
Both foundation types rest on the expansive clay soil that underlies much of North Texas. It swells when wet and shrinks when dry, which stresses foundations and buried pipes alike. On a historic Waxahachie home the electrical and plumbing systems may have been updated in stages over decades, and cast-iron or clay sewer lines with tree roots in the joints are a real possibility. A sewer scope is available as a $300 add-on for exactly that reason, and a foundation level measurement can be added for $100.
In the newer subdivisions, our Waxahachie new construction inspection service covers the pre-drywall, final-walkthrough and 11-month warranty stages.
Note on older homes: A home inspection is not a code inspection. On a historic house, the inspector reports the condition and safety of what is present rather than measuring it against current building codes.
What you get from The Smart Inspector in Waxahachie
Thermal imaging is included with every inspection at no charge. On an older home in particular, the infrared camera helps find moisture in walls and ceilings, uninsulated areas and electrical connections running hot.
Your report arrives the same day, online, with photos of each finding and the TREC form structure your agent can work from. Your inspector reviews the results with you at the property before leaving, or by phone if you cannot attend.
Every inspection is performed by a named TREC Professional Inspector: Forest Ivey (#23646), Brian Cain (#24824), Chris Hudson (#24844), Chris Sarris (#25954) or Tony Razzouk (#26582). Their profiles are on the team page, and you can request a specific inspector when booking.
Inspection types available in Waxahachie
Beyond the full buyer’s inspection, we perform pre-listing inspections for sellers, re-inspections after repairs, single component inspections when only the foundation, roof or another system is in question, duplex and multiplex inspections, and the three new-construction inspections. Add-ons include pool and spa ($100), sprinklers ($50), termite/WDI ($135 and up, required on VA loans), water sample testing for wells ($200), and additional structures ($125 each under 500 square feet). Base pricing depends on square footage, age and add-ons; use the quote form for a specific number.
How to book a home inspection in Waxahachie
- Book online. The booking form shows open dates and collects the address, square footage, foundation type (slab or pier-and-beam), loan type and add-ons.
- Call. (817) 842-0330 reaches Candice Dubois, our administrator, who schedules the visit and coordinates with the listing agent.
- Get a quote. The quote form gives you a price before you commit.
Frequently asked questions
Do you serve Waxahachie and the rest of Ellis County?
Yes. The Smart Inspector serves Waxahachie, Midlothian and the surrounding Ellis County area, including rural properties outside the city limits, as part of a Dallas-Fort Worth service area covering more than 100 communities. Our inspectors are based in Arlington and make the trip to Ellis County regularly. Enter the address on the booking form and we will confirm the date.
How soon can you inspect a home in Waxahachie?
The online booking form shows current openings, and the office can check availability by phone at (817) 842-0330. We recommend booking as soon as your contract is executed so the inspection and same-day report both arrive early in your option period, leaving time to negotiate repairs with the seller.
Do you inspect historic pier-and-beam homes in Waxahachie?
Yes. Older homes near downtown Waxahachie often sit on pier-and-beam foundations, and our inspectors enter the crawlspace wherever access and conditions allow to examine piers, beams, joists, moisture and under-floor plumbing. The rest of the home is inspected for condition and safety rather than against current building codes. Note the foundation type on the booking form so the inspector is prepared.
Do you inspect new construction in Waxahachie?
Yes. Waxahachie's newer subdivisions are part of our regular work, and we inspect new builds at the pre-drywall stage, at the final walkthrough before closing, and in the eleventh month before the builder's one-year warranty expires. You may hire your own inspector for a new home in Texas, and a sample report for each stage is on our Sample Inspections page.
Ready to schedule? Every inspection includes complimentary thermal imaging, a same-day report and an in-person walkthrough.