A Certified Master Inspector for Arlington's Mix of Old and New
I’m Ricky Ray, owner of Texas Pro Home Inspection, a TREC-licensed Professional Real Estate Inspector (#22916) and Certified Master Inspector® with more than 5,000 inspections across Tarrant County. Arlington is one of my regular stops, and it’s one of the more interesting cities to inspect because almost every housing era is represented, often on the same street. A 1958 ranch, a 1984 two-story, and a 2021 infill build can be neighbors, and each one gets a different inspection.
Every inspection comes with a photo report within 24 hours and a walkthrough of the findings with you before I leave.
What's Different About Inspecting an Arlington Home
Arlington grew in waves, and the waves left distinct kinds of houses.
Central and north Arlington (1950s–70s) around UT Arlington, the older neighborhoods off Division and Abram, and up toward Lamar and Randol Mill: mostly single-story slab and some pier-and-beam homes now 50 to 70 years old. I look hardest at the original electrical (ungrounded outlets, panel brands that are known hazards, aluminum branch wiring in some late-60s homes), cast-iron and galvanized plumbing, roofs with multiple layers, and foundation movement that shows up as brick cracks and doors that bind. Many have been remodeled at least once, so I check whether the updates go beyond the surface.
South and southwest Arlington (1980s–90s) between I-20 and the Mansfield line: the largest share of the city’s housing. These homes are at the age where the big systems come due together: roof, water heater, HVAC, and the first round of window seal failures. I pay close attention to remaining life on all four, plus attic insulation and ventilation, which were built to the minimum.
Newer builds and infill (2000s to now) on the far south side and scattered through older neighborhoods as teardowns. New doesn’t mean finished. Flashing and window installation shortcuts, unsealed ductwork, attic framing that doesn’t match the plans, and grading that runs toward the slab are the common findings. If you’re buying new, a new construction inspection before closing and the 11-month warranty inspection before the builder’s coverage ends are the two that pay for themselves.
Lake Arlington and creek-side lots add mature trees, roots in sewer lines and under slabs, and moisture management on sloped lots.
Underneath all of it is North Texas clay. Expansive soil moves with every wet and dry season, so grading, gutters, and downspout discharge get a hard look on every Arlington inspection. Water around the foundation is the most preventable cause of expensive repairs here.
What I Inspect
Every inspection meets or exceeds the Texas Real Estate Commission Standards of Practice and covers the visible and accessible condition of:
- Foundation and structure, including grading and drainage around the home
- Roof coverings, flashing, and attic ventilation
- Electrical systems, panels, and GFCI/AFCI protection
- Heating and cooling equipment, including each system in multi-zone homes
- Plumbing supply, drains, water heaters, and fixtures
- Interior and exterior components, windows, doors, and built-in appliances
Pools, sprinkler systems, and detached structures are inspected during the same visit when they’re present — priced separately, but one appointment and one report. Termite (WDI) reports are available with any home inspection, and on Arlington’s older homes I recommend one. See the What Is Inspected page.
What You Get
- A thorough on-site inspection, with flexible scheduling including weekends
- A detailed report with photos, delivered within 24 hours
- Time to walk through the findings with me and ask questions
- A report written for real decisions: what's a defect, what's a safety concern, and what's a normal characteristic of a home this age
You can see a sample report before you book.
What Clients Say
Buying, Selling, or Staying Put in Arlington
Buyers: A buyer’s inspection is your one chance to understand the home before the option period ends. The findings are also your negotiating leverage.
Sellers: A pre-listing inspection lets you fix or disclose issues on your own terms instead of the buyer’s, and it keeps the deal from stalling over surprises.
New construction and warranty: Phased inspections during the build (pre-pour, pre-drywall, final) and the 11-month warranty inspection before the builder’s coverage ends.
Frequently Asked Questions
How long does an Arlington home inspection take?
Most take three to four hours. Older homes with more findings, pools, and larger houses take longer. I’ll give you a time estimate when you book.
Do you inspect pools and sprinkler systems?
Yes. Both are separate services done during the same visit and included in one report.
Do you inspect older homes differently?
Yes. On a 1950s–70s home I spend more time on the panel and wiring, the plumbing, the roof layers, and the foundation, because those are where the expensive surprises live. The report is organized so you can tell a $200 fix from a $20,000 one.
What does it cost?
Existing homes start at $450 and new construction at $395, up to 3,000 square feet, with larger homes priced by square footage. Add-ons like pools and termite reports are quoted separately.
Are you licensed and insured?
Yes. TREC license #22916, Certified Master Inspector®, and insured for both liability and errors & omissions.
Schedule Your Arlington Home Inspection
Ready to book, or just want a quick answer? Call or text 469-879-2772, schedule online, or check my pricing first. I serve Arlington and the surrounding communities, including Fort Worth, Grapevine, and Dallas, along with Mansfield, Grand Prairie, Kennedale, Pantego, and Dalworthington Gardens.