Comal County · Veteran-Owned · TREC 26975-PI
Spring Branch is unincorporated Comal County, which means no city building department has ever looked at most of what is here. Properties run large, systems are private, and a lot of the construction is owner-built or built by a contractor with no permit review. The inspection is the only independent review these homes get.
Additions, workshops, second-story rooms, carports, and rewired panels all went in without anyone checking. Some of it is excellent work. Some of it has a load-bearing wall removed with nothing carrying the load above. The only way to tell is to look, carefully, at anything that was clearly added later.
Municipal water and sewer barely exist here. Well pumps, pressure tanks, storage, and septic drain fields are the norm, and their condition materially changes what the property is worth. A failed well pump or a saturated drain field is a five-figure problem.
Power and water often run hundreds of feet from the road to the house and then out again to a barn or a shop. Long buried runs, aging overhead spans, and sub-panels in outbuildings are all common findings, and all of them are easy to skip if the inspector is in a hurry.
River access is the draw, and it brings flood exposure, bank erosion, and in some cases structures built closer to the water than current practice would allow. Where the property touches the river, that goes in the report.
Custom and owner-built homes on acreage, 1970s-1990s rural houses, ranch property, and a growing number of newer custom builds near Smithson Valley.
Private wells and septic (OSSF) on nearly all properties, with propane for heat and cooking. Municipal service is limited.
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: 78070
Because nothing else has checked the work. In a city, a building department reviewed the framing, the electrical, and the plumbing at several points during construction. In Spring Branch, that review never happened, so the home inspection is the first and only independent look.
I inspect the visible and accessible well equipment: pressure tank, pump operation, cycling, and the condition of what I can see. For water quality and for a full yield test you want a licensed well contractor and a lab, and I will tell you when that is warranted.
Spring Branch sits between Canyon Lake and Bulverde, right in the middle of Jeremy's regular service area. Rural acreage here is routine work, not a special trip.
Serving Austin & San Antonio. Veteran-owned, detail-driven, zero conflicts of interest.