A Certified Master Inspector Serving Dallas, TX
I’m Ricky Ray, owner of Texas Pro Home Inspection. I’m a TREC-licensed Professional Real Estate Inspector (#22916) and a Certified Master Inspector®, and I’ve inspected more than 5,000 homes across the Dallas–Fort Worth area. Whether you’re buying, selling, or checking on a home you already own, you get the same thing every time: a careful inspection, a clear photo report, and a walkthrough of what matters before you leave the property.
What's Different About Inspecting a Dallas Home
Dallas has the oldest and most varied housing on my service list. There are 1920s through 1940s Tudors and bungalows in Lakewood, the M Streets, and Oak Cliff; 1950s and 1960s ranch homes across North Dallas and Lake Highlands; 1970s and 1980s neighborhoods in Far North Dallas; and new infill construction going up in nearly all of them. The age of the house tells me where to look.
In the older neighborhoods that means pier-and-beam foundations and crawlspaces, cast iron sewer lines that are now decades past their design life, galvanized supply pipe, older electrical panels and wiring, and roofs and windows that may be original. In the 1960s and 1970s homes it can mean aluminum branch wiring and slab foundations with cast iron drains underneath. On new infill it’s the builder details behind the finish. And every one of them sits on the same expansive clay, so foundation movement and drainage get a careful look regardless of age.
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
Older Dallas homes often have crawlspaces, detached garages, and additions built at different times. I go into accessible crawlspaces and attics rather than inspecting from the hatch. See the full list on 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 Dallas
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 discovering them from the buyer’s inspector a week before closing.
New construction and warranty: Dallas infill construction is steady. I offer phased inspections during construction and 1-year builder’s warranty inspections before that warranty expires.
Frequently Asked Questions
How long does a Dallas home inspection take?
Most Dallas homes take two and a half to four hours. Older homes with crawlspaces and additions take longer. I’ll give you a realistic estimate when you schedule.
Do you inspect pier-and-beam crawlspaces?
Yes. When the crawlspace is accessible, I go in and look at the piers, beams, joists, plumbing, and moisture conditions rather than inspecting from the access opening.
Can you tell me about the sewer line?
I check the visible drain piping and run water through the fixtures. On older Dallas homes with cast iron drains, I’ll often recommend a separate sewer scope by a plumber, and I’ll explain why when we walk the findings.
Are you licensed and insured?
Yes. TREC license #22916, Certified Master Inspector®, and insured for liability and errors & omissions.
Schedule Your Dallas 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 Dallas and the communities between it and Fort Worth, including Irving, Grand Prairie, Arlington, and the mid-cities.