Comal County · Veteran-Owned · TREC 26975-PI
New Braunfels has spent the last decade near the top of the fastest-growing-city lists in the country, and that growth is the single biggest thing shaping inspections here. Thousands of homes in Veramendi, Mayfair, and the I-35 corridor subdivisions are now hitting the end of their builder warranty at the same time, and most owners do not realize the clock is running.
When a subdivision goes up fast, the same trade crew installs the same detail wrong across dozens of houses. I routinely find missing attic insulation over additions, flashing that was never installed at roof-to-wall transitions, HVAC condensate lines with no secondary drain, and grading left at builder rough. All of it is the builder's problem if you document it before month eleven.
Comal County water runs through limestone and comes out extremely hard. Scale takes years off a water heater, clogs fixture aerators and dishwasher inlets, and quietly destroys tankless units that were never flushed. I check heater age and condition and tell you whether the prior owner actually maintained a softener or just installed one.
The Comal and Guadalupe are the reason people move here and the reason some properties carry real risk. Beyond the flood map, I look at how the lot sheds water, whether crawlspaces and low areas show past inundation, and whether mechanical equipment sits above any realistic flood level.
The older German-built limestone and frame homes near Gruene and downtown need to be read on their own terms. Original sill plates, retrofitted electrical, and additions stacked on over a century all need context, not a checklist written for a 2021 tract home.
Large-volume new construction north and west of the city, 1980s-2000s subdivisions along the river, acreage homes in Vintage Oaks and River Chase, and historic limestone and frame houses near Gruene and downtown.
New Braunfels Utilities in town; well water and septic (OSSF) systems are standard once you move out toward Vintage Oaks, FM 306, and the Comal County acreage.
Your builder's one-year warranty is the most valuable thing you own after closing, and most people let it expire without using it.
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.
ZIP codes served: 78130, 78132, 78133, 78135
Around month ten. That gives you time to get the report, submit the list to the builder, and have them respond before the one-year warranty closes. With the volume of new construction here, this is the single highest-value inspection most New Braunfels homeowners will ever buy.
I evaluate what is visible and accessible and flag conditions that point to a problem, and I will tell you clearly when the property needs a licensed OSSF inspection. On acreage outside city limits that is a conversation worth having before you are under contract.
Yes, financially. Untreated Comal County water can cut a water heater's service life substantially and ruin an unflushed tankless unit. It is not a safety issue, but it belongs in your budget, and I document what the current equipment looks like.
Serving Austin & San Antonio. Veteran-owned, detail-driven, zero conflicts of interest.