Bexar County · Veteran-Owned · TREC 26975-PI
San Antonio covers close to five centuries of building, and the inspection changes completely depending on which part of it you are buying. A 1920s bungalow in Monte Vista and a 2019 slab home in Stone Oak fail in entirely different ways, and pricing a repair wrong on either one can cost you five figures at the negotiating table.
Much of Bexar County south and east of US-281 sits on highly expansive clay that swells in the wet season and shrinks hard in a Texas summer. On slab-on-grade homes that shows up as stair-step cracking in brick veneer, doors that stop latching between seasons, and separation at the corners of exterior openings. I measure relative floor elevation and document the pattern so you can tell seasonal movement from a foundation that is genuinely failing.
Homes inside Loop 410 built before the mid-1960s frequently still have original cast iron drain lines and galvanized supply piping. Cast iron bellies and scales shut from the inside where a visual inspection cannot reach, which is why I flag it for a sewer scope on the homes where age and symptoms line up rather than leaving you to find out after closing.
A large slice of San Antonio housing went up during the window when solid aluminum branch wiring was standard. It is not automatically a defect, but it is a documented fire risk at connections, and insurers ask about it. I identify it at the panel and at accessible devices and tell you what an approved repair actually involves.
Between Lackland, Randolph, and Fort Sam Houston, a lot of San Antonio buying happens on PCS orders with a hard closing date. I schedule around that reality and get the report out in 24 hours or less so a VA appraisal and an option period do not collide.
Everything from pre-war bungalows and 1950s ranch homes inside Loop 410 to 1990s-2000s tract housing along 1604 and current new construction north of Stone Oak.
Mostly SAWS water and sewer inside the city, with well and septic systems becoming common once you get past 1604 toward Helotes, Timberwood Park, and the Bexar-Comal county line.
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: 78209, 78212, 78216, 78230, 78248, 78249, 78251, 78255, 78258, 78260
Price depends on square footage, the age of the home, and the foundation type. Call or text Jeremy at (210) 997-8871 with the address and he will quote you directly, not through a call center.
Usually not. Most of the movement I document on Bexar County clay is seasonal and manageable. When elevation readings and crack patterns indicate something structural, I will say so plainly and tell you it is time for a licensed structural engineer, rather than leaving a vague note that scares you out of a good house.
Yes. Older San Antonio homes need an inspector who knows what is normal for the era and what is genuinely a problem. Knob-and-tube remnants, original cast iron, pier-and-beam settlement, and added-on electrical all get documented with context instead of a generic checklist.
Serving Austin & San Antonio. Veteran-owned, detail-driven, zero conflicts of interest.