In 2026, the Texas home inspection remains one of the most critical hurdles in the selling process. Because of our unique “Texas Trifecta”—expansive clay soil, extreme humidity, and severe weather patterns—inspectors in Bryan–College Station are trained to look for very specific red flags.
Under the latest 2026 TREC (Texas Real Estate Commission) standards, inspections have become more standardized and tech-heavy. To keep your deal on track, you need to think like an inspector before they even pull into your driveway.
Category: Seller Strategy & Maintenance
1. Foundation Movement: The “Texas Tilt”
Texas is famous for its “expansive” clay soil, which acts like a sponge—swelling when wet and shrinking during our brutal summer droughts.
- The 2026 Inspector’s View: They now use more precise digital leveling tools to track “differential settlement.”
- The Red Flags: “Stair-step” cracks in exterior brick, doors that suddenly stick, or gaps between the fireplace and the ceiling.
- Proactive Fix: Maintain a “foundation watering” schedule with soaker hoses and ensure your gutters discharge at least 5 feet away from the base of the home.
2. The Roof: Hail, Heat, and UV
Even if you haven’t had a major storm recently, the Texas sun “bakes” shingles over time, causing granular loss and brittleness.
- Common Findings: Hail dings, “lifted” shingles from high winds, and cracked flashing around chimneys.
- The 2026 Edge: Many inspectors now use drone photography to get high-resolution views of areas that were previously hard to see.
- Sellers’ Move: Have a roofer do a “tune-up” to seal exposed nail heads and replace damaged shingles before the inspector arrives.
3. HVAC: The 100°F Stress Test
In BCS, an AC isn’t a luxury; it’s a necessity. If your system is struggling to maintain a 15–20 degree “delta” (the difference between the air going in and the air coming out), it will be flagged.
- What they find: Clogged primary drain lines, rusted “secondary” pans, and dirty coils.
- The Fix: Replace your filters 24 hours before the inspection and clear any brush or debris away from your outdoor condenser unit.
4. Electrical Safety (GFCI & Panels)
Safety standards are constantly evolving. Even if your home was “to code” when you bought it, an inspector must flag it if it doesn’t meet today’s safety requirements.
- The “GFCI” Rule: Outlets within 6 feet of any water source (kitchen, bath, laundry, garage) must have “Ground Fault” protection.
- Panel Hazards: If you have an older home with Federal Pacific or Zinsco panels, many 2026 insurance companies will refuse to cover the buyer until they are replaced.
5. Grading & Drainage: Moving the Water
Texas inspectors are obsessed with “negative grading”—where the ground slopes toward the house instead of away from it.
- The Risk: Standing water near the slab leads to foundation failure and wood rot.
- Quick Win: Add a few bags of topsoil to low spots around your perimeter to ensure water flows toward the street or backyard drainage.
6. Wood Rot & Exterior Sealants
Our humidity is a magnet for wood-destroying insects and “soft rot” on trim.
- Frequent Culprits: Door frames, window sills, and the “frieze board” (the trim piece where the siding meets the roof).
- Fix: Walk your exterior with a screwdriver. If the wood feels soft or “spongy,” replace it and recaulk before the listing photos.
The 2026 Disclosure Strategy
Transparency is your best friend. In 2026, buyers are more likely to stay in a deal if you disclose issues upfront on the Seller’s Disclosure Notice rather than letting the inspector “discover” them.
What happens if the inspection report is “long”? Don’t panic. Most reports are 40+ pages, but only 3 or 4 items usually matter for the sale. My job is to help you negotiate through the “fluff” and focus on the structural and safety items that keep the deal moving.