How much does a home inspection cost in San Antonio?
Standard home inspection fees in San Antonio range from $350-500 for most single-family homes. The price depends on square footage, age of the home, and the inspector's experience level. Homes over 3,000 square feet or built before 1970 tend to cost more because they take longer to inspect.
Common add-on costs to plan for:
- Termite/WDI inspection: $75-125
- Sewer scope: $150-250
- Pool inspection: $150-250
- Structural engineer evaluation: $400-750
- Septic inspection: $250-400 (for properties outside SAWS service area)
All in, most San Antonio buyers spend $500-800 on inspection-related services. That feels like a lot until you compare it to the cost of discovering a failed sewer line or active foundation movement after closing.
How fast can I get an inspection scheduled?
Most San Antonio inspectors can schedule within 2-4 business days. During the busy season from March through October, popular inspectors may book further out. If your option period is short, call multiple inspectors the same day your offer is accepted.
Some inspection companies offer expedited scheduling for a premium. If you're on a tight timeline, ask about rush availability. Getting your inspection done early in the option period leaves time for follow-up evaluations if the inspector recommends a structural engineer or specialist.
Weekend inspections are available from most companies. They may cost slightly more, but the availability often makes scheduling easier when weekday slots are full.
Why do San Antonio inspections focus so much on foundations?
San Antonio sits on expansive clay soil. This soil swells when it absorbs moisture and shrinks when it dries. That constant cycle of expansion and contraction puts pressure on foundations year after year.
The result is that some degree of foundation movement shows up in most San Antonio home inspections. Inspectors look for cracks in exterior brick, stucco, or limestone. Inside, they check for sticky doors and windows, drywall cracks at corners, and floor slopes. They use levels and other tools to measure how much the foundation has moved.
Not all movement is a problem. Some settling is normal and expected in our soil conditions. The question is whether the movement is active, progressive, and affecting the home's structural integrity or just cosmetic evidence of past settling that has stabilized.
If your inspector notes significant indicators, they'll typically recommend a structural engineer evaluation. That runs $400-750 in San Antonio and provides a professional opinion on whether repair is needed and what it would involve.
Do I need a termite inspection in San Antonio?
Texas doesn't legally require termite inspections for home sales, but skipping one in San Antonio is risky. The warm climate supports active subterranean termite colonies year-round. These termites can cause thousands of dollars in structural damage before any visible signs appear at the surface.
Many TREC-licensed home inspectors also hold pest inspection licenses and can add a termite inspection to your standard inspection for $75-125. Some include it at no extra charge. If your inspector doesn't offer it, schedule a separate pest inspection through a licensed company.
VA loans require a termite inspection. Conventional and FHA loans don't mandate it, but lenders occasionally request one if the appraiser notes visible evidence of wood-destroying insects.
Beyond termites, San Antonio sees carpenter ants, wood-boring beetles, and other wood-destroying organisms. A WDI (wood-destroying insect) inspection covers all of these, not just termites.
What are the most common issues found in San Antonio inspections?
San Antonio inspection reports consistently flag these issues:
Foundation-related findings: Cracks, evidence of differential settlement, poor drainage away from the foundation, and previous repairs. This appears in the vast majority of San Antonio reports in some form.
HVAC age and performance: San Antonio's extreme heat puts enormous strain on AC systems. Units older than 12-15 years often show reduced capacity. Undersized systems for the home's square footage are also common, especially in older homes where rooms were added over time.
Roof wear: UV exposure in South Texas shortens roof life compared to northern climates. Asphalt shingle roofs here may need replacement after 15-18 years instead of the 20-25 year lifespan rated for cooler regions.
Plumbing concerns: Cast iron drain pipes in homes built before 1980 are often corroded or failing. Polybutylene supply lines from 1978-1995 era homes are also flagged due to their tendency to become brittle and leak.
Electrical updates needed: Older homes frequently have 100-amp panels that can't support modern electrical loads, missing GFCI protection, and outdated wiring in some cases.
Should I get a sewer scope inspection?
For homes built before 1985, strongly yes. Cast iron sewer pipes were the standard material through the late 1970s in San Antonio, and many are reaching or have passed their functional lifespan. A sewer scope sends a camera through the drain line to reveal conditions you can't see any other way.
Common findings include internal corrosion reducing pipe diameter, root intrusion from San Antonio's large live oak trees, bellied sections where soil movement has caused dips in the line, and partial collapses.
The scope costs $150-250. Replacing a failed sewer line under a slab foundation costs $6,000-15,000. The math is straightforward.
Even for newer homes, a sewer scope can catch construction defects, improper connections, or early signs of problems. It's less critical for homes built after 2000 that use PVC drain lines, but still provides peace of mind.
How long does a San Antonio home inspection take?
Plan for 2-3 hours for a standard single-family home. Larger homes, older properties, and homes with pools, outbuildings, or septic systems take longer. A 4,000 square foot home built in 1960 could take 3-4 hours to inspect thoroughly.
The inspector typically spends the first hour on the exterior, checking foundation, siding, windows, roof line, grading, and drainage. The interior walkthrough covers each room plus systems like electrical panels, water heaters, HVAC equipment, and plumbing. The attic inspection comes toward the end.
If you can only attend part of the inspection, most inspectors are happy to schedule a summary walkthrough at the end. This usually takes 30-45 minutes and covers the major findings with you in person. Being there to see issues firsthand is worth the time.
What happens if the inspection finds serious problems?
Your option period gives you leverage in Texas. During this period, you can back out of the contract for any reason and get your earnest money back (minus the option fee, typically $100-500 in San Antonio).
If the inspection reveals significant issues, you generally have three paths:
Negotiate repairs: Ask the seller to fix specific items before closing. Focus on safety issues and major systems. In San Antonio, foundation repairs, roof replacement, and HVAC replacement are the most common negotiation items.
Request a credit: Instead of asking the seller to handle repairs, request a closing cost credit reflecting the estimated repair costs. This gives you control over who does the work and how. Many San Antonio buyers prefer credits for foundation work specifically, since they want to choose their own structural engineer and contractor.
Walk away: If the problems are too extensive or the seller won't negotiate, you can terminate during the option period. This is what the option period is for. Better to lose a $200 option fee than buy a home with $30,000 in undisclosed foundation work.
In San Antonio's current market, sellers are generally willing to negotiate on legitimate inspection findings, especially safety issues and major system deficiencies. Asking for every cosmetic crack and minor item to be addressed will likely get pushback.
Are San Antonio inspections different from other Texas cities?
All TREC inspections follow the same standardized format, so the structure is consistent across Texas. But San Antonio inspections have some distinct characteristics compared to other Texas markets.
More foundation focus than Houston: While both cities have clay soil, San Antonio's terrain includes hills and limestone outcroppings that create more variable soil conditions across a single property. A home on a slope in Alamo Heights faces different foundation stresses than one on flat ground in the North Side suburbs.
Older housing stock than DFW suburbs: San Antonio's inner-city neighborhoods have homes from the 1890s through 1950s that you don't find in most Dallas or Fort Worth suburbs. These require inspectors familiar with older construction methods, materials, and common failure points.
Less hail concern than North Texas: San Antonio gets hail, but not with the frequency and severity that Dallas-Fort Worth experiences. Roof inspections here focus more on UV damage and thermal cycling than hail impacts.
Military housing proximity: San Antonio is Military City USA with multiple bases. Homes near base areas sometimes have unique characteristics including specific era construction tied to military housing booms. Inspectors working in areas near Lackland, Fort Sam Houston, or Randolph are familiar with these patterns.
Do I really need to attend the inspection?
You don't have to, but attending at least the last hour provides genuine value. Seeing foundation cracks in person gives you a different understanding than reading about them in a report. Hearing your inspector explain why a particular crack pattern matters while you're standing in front of it makes the written report much easier to interpret later.
If you're buying in an older neighborhood like King William, Monte Vista, or Tobin Hill, attending is even more valuable. These homes have character and quirks that photos in a report can't fully capture. Your inspector can show you what's cosmetic, what's concerning, and what's just how a 100-year-old house behaves in San Antonio.
If you absolutely can't make it, ask if the inspector offers a phone or video walkthrough when the report is delivered. Some San Antonio inspectors will schedule a 15-20 minute call to review key findings and answer questions.