Home Inspections in
San Antonio, TX
San Antonio Homes, Old and New
The older neighborhoods around downtown, such as King William, Monte Vista and Tobin Hill, have many homes built before World War II. A lot of them sit on pier-and-beam foundations, and decades of updates can leave a mix of original and newer plumbing and wiring. These homes reward a careful look underneath and in the attic.
Farther out, post-war neighborhoods are full of single-story brick and frame ranch homes on concrete slabs, many now on their second or third roof and air conditioner. On the north and northeast sides, and out toward Schertz and Converse, newer subdivisions keep growing. Those homes are built fast, and even a brand-new house can have missed flashing, attic or grading issues.
Ground conditions vary too. The north side sits at the edge of the Hill Country with shallow, rocky soil and slopes, while much of the rest of the city is on clay that moves with the seasons. That movement is why we pay close attention to foundations, drainage and the cracks that come with them.
Common Findings in San Antonio Homes
Every inspection visually evaluates the home's major systems and components. These are the conditions we pay extra attention to around San Antonio.
Foundation Movement
Much of the city sits on clay that swells when wet and shrinks in drought. We note cracks, sloped floors, sticking doors and drainage that sends water toward the slab.
Pier-and-Beam Crawlspaces
Older homes often sit on piers. Where the crawlspace is accessible we look at piers, beams, shims, moisture, ventilation and the plumbing and wiring running underneath.
Hail-Worn Roofs
Spring storms bring hail along the I-35 corridor. We document granule loss, damaged shingles, flashing, and dented vents and gutters so you know the roof's condition before you close.
Air Conditioning Under Load
Long, hot summers wear on cooling systems. We check the installed equipment, accessible ductwork, thermostats and how the system performs when conditions permit.
Thermal Imaging Included
Thermal imaging is included at no extra cost and is used as a supplemental tool to help spot moisture, missing insulation and other conditions the eye can miss.
Pools and Spas
Backyard pools are common across San Antonio. Add a pool and spa inspection for a visual check of the pool and spa components and equipment.
Read more about hail damage on New Braunfels and San Antonio roofs, foundation problems in Central Texas and HVAC checks before you buy, or see the full list of inspection services.
San Antonio Inspection Questions
- Do you inspect homes inside San Antonio city limits?
- Yes. San Antonio is one of the areas True South Home Inspection serves, along with New Braunfels, San Marcos, Schertz and Converse. Call 737-414-2364 if you are not sure whether your address is in range.
- How soon will I get my report?
- You receive a detailed digital report with clear photos and easy-to-understand comments, typically within 24 hours of the inspection.
- Should I inspect a brand-new home in a San Antonio subdivision?
- Yes. New homes can still have defects. We offer new construction inspections at key stages of the build and an 11-month warranty inspection so issues can be reported to the builder before the warranty runs out.
- What standards does the inspection follow?
- Every residential inspection follows the Texas Real Estate Commission (TREC) Standards of Practice and is performed by Kevin Cearley, TREC Licensed Professional Inspector #24687 and InterNACHI Certified.
Want the details first? See what your inspection covers and a sample report.
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