Hays County · Veteran-Owned · TREC 26975-PI
Driftwood is acreage country: custom homes on multi-acre lots, wineries and event venues along the ranch roads, and almost nothing on municipal utilities. Inspections here are property inspections rather than house inspections, because the well, the septic, the outbuildings, and the long utility runs are as consequential as the roof.
Unincorporated Hays County means owner and contractor decisions went unchecked. On a well-built custom home that is a non-issue. On one where a builder cut corners on framing, flashing, or electrical, there was nobody to catch it, and I am the first person to look critically at the work.
There is no city water to fall back on. Pump condition, pressure tank charge, storage capacity, and cycling behavior determine whether the house has water at all. I test what is accessible and tell you plainly when a well contractor needs to evaluate yield.
Onion Creek runs through this area and rises fast. Property access across a low water crossing is a real consideration, and so is how the site handles runoff coming off the surrounding hills toward the structures.
Driftwood properties commonly include guest quarters, barns, workshops, or venue structures. Each has its own systems, and where a structure is used commercially the standards and the risks change. That needs to be assessed, not assumed.
Custom homes on 2 to 20+ acre tracts, ranch properties, guest houses and casitas, and a handful of newer developments such as La Ventana and Rim Rock.
Private wells, septic (OSSF), and propane are standard. Rainwater collection appears on a number of properties. Municipal utilities are essentially absent.
A buyer's inspection is the one chance you get to understand a house before it becomes your responsibility.
A pre-listing inspection puts you in control of your own sale.
Your builder's one-year warranty is the most valuable thing you own after closing, and most people let it expire without using it.
ZIP codes served: 78619
Yes, including the outbuildings. On a Driftwood property the barn, shop, guest house, and well house are part of what you are buying, and each one gets inspected rather than noted in passing.
I evaluate the visible and accessible components: pump operation, pressure tank, water flow at fixtures, and visible septic conditions and drain field indicators. Full well yield testing and a licensed OSSF evaluation are separate specialties, and I tell you clearly when the property needs them.
Yes. Guest houses, barns, workshops, and well houses are inspected as part of the residential property. Commercial buildings are outside the scope of a TREC residential inspection, and Jeremy will refer you to a commercial specialist for those.
Serving Austin & San Antonio. Veteran-owned, detail-driven, zero conflicts of interest.