Home Inspection in San Antonio, TX - Local Guide

San Antonio sits on some of the most troublesome soil in Texas. The heavy clay that runs beneath most of the city expands and contracts with moisture changes, and that cycle puts constant stress on foundations. Inspectors here spend more time on foundation evaluation than in most other markets, and for good reason.

The housing stock across San Antonio covers a wide range. You have limestone and stucco homes from the early 1900s in areas like King William and Monte Vista, midcentury ranch homes across the North Side, and massive master-planned developments spreading out toward New Braunfels and Boerne. Each era and style brings its own inspection challenges.

San Antonio's heat is the other factor that dominates inspection reports. Summer temperatures push past 100 degrees regularly, and that sustained heat wears down roofing materials, stresses HVAC systems, and dries out the soil around foundations. An AC unit that works fine in April might struggle through a July inspection. Inspectors here pay close attention to cooling capacity and system age because replacing a central AC unit in San Antonio isn't optional, it's survival.

Home inspections in San Antonio typically run $350-500 for a standard single-family home. TREC-licensed inspectors follow the state's standardized report format. Given the prevalence of foundation concerns and the age of many homes near downtown, budgeting for additional inspections like termite or sewer scope is worth considering.

Key Neighborhoods: King William, Monte Vista, Alamo Heights, Stone Oak, Helotes, Southtown, Government Hill, Terrell Hills

Local Requirements: San Antonio follows TREC licensing requirements. The city requires permits for structural, electrical, and plumbing work. CPS Energy provides utility records that inspectors sometimes reference for HVAC performance history.