Step 1: Book Your Inspector Early
San Antonio's real estate market stays busy most of the year, and TREC-licensed inspectors book up quickly during spring and summer. As soon as your offer is accepted, start calling inspectors. Don't wait until the next day.
Most standard option periods in San Antonio run 7-10 days. That sounds like plenty of time, but factor in scheduling, the inspection itself, getting the report, and having time to review it before your option period expires. Booking within 24 hours of going under contract gives you breathing room.
Look for inspectors who hold TREC licenses and carry errors and omissions insurance. Ask if they have experience with the specific type of home you're buying. An inspector who primarily does new construction in the suburbs may not know what to look for in a 1930s Monte Vista bungalow, and vice versa.
What to Ask When Calling Inspectors
Beyond availability and price, ask these questions:
How long have you been inspecting in San Antonio specifically? Local experience matters here because of the foundation and soil issues.
Do you include thermal imaging? In San Antonio's heat, thermal cameras can reveal moisture intrusion and insulation gaps that aren't visible otherwise.
What's your typical report turnaround? Most inspectors deliver reports within 24 hours, but confirm this. You need time to review before your option period ends.
Can I attend the inspection? You should. Being there lets you see issues firsthand and ask questions in real time.
Step 2: Schedule Around the Heat
This sounds like minor logistics, but in San Antonio it actually affects the quality of your inspection. From June through September, afternoon temperatures regularly hit 98-105 degrees. Attic inspections in that heat are brutal, and an exhausted inspector rushing through an attic at 130 degrees internal temperature isn't doing their best work.
Request a morning start time. An 8 AM inspection means the attic gets checked before it becomes an oven. The exterior walkthrough happens before the concrete and stucco are radiating heat. And the AC system gets tested during a period when it should be handling the load comfortably.
If a morning slot isn't available, early afternoon is the next best option. Late afternoon inspections during summer mean the house has been absorbing heat all day, which can mask HVAC problems. If the AC is keeping up at 4 PM on a 102-degree day, that tells you something useful. If it's struggling, that's also informative.
Step 3: Budget for Add-On Inspections
The base home inspection in San Antonio runs $350-500. But several add-on inspections are so commonly needed here that you should budget for them from the start.
Sewer Scope ($150-250)
If the home was built before 1985, a sewer scope should be considered non-negotiable in San Antonio. Cast iron drain pipes from that era are reaching end of life. A camera inspection reveals corrosion, root intrusion, bellies in the line, and partial collapses that aren't detectable any other way. Replacing a failed sewer line runs $6,000-15,000. The scope is cheap insurance.
Termite Inspection ($75-125)
San Antonio's warm climate supports year-round termite activity. Subterranean termites are the primary concern, and they can do serious structural damage before any visible signs appear. Many home inspectors are dual-licensed and offer termite inspection as an add-on. Some include it in their base price. If yours doesn't, schedule a separate pest inspection.
Foundation Evaluation ($400-750)
A standard inspection covers visual foundation indicators, but if the inspector notes concerns, a structural engineer's evaluation provides a detailed assessment. You don't always need this upfront, but if the home shows signs of significant movement, having an engineering report gives you specific repair recommendations and cost estimates for negotiation.
Pool Inspection ($150-250)
San Antonio has a high percentage of homes with pools. If your property has one, a dedicated pool inspection checks equipment condition, surface integrity, plumbing, and safety barriers. Standard home inspections cover pools at a basic level, but a specialist catches issues like early plaster delamination or aging equipment that a general inspector might not flag.
Step 4: Gather Information Before Inspection Day
Walking into the inspection with background information helps you understand what the inspector finds and ask better questions.
CPS Energy records: Request utility usage history from CPS Energy for the property. Unusually high electric bills during summer months can indicate HVAC inefficiency, poor insulation, or duct leakage. You can sometimes get this through the listing agent or by calling CPS directly with the property address.
Permit history: San Antonio's Development Services Department has an online permit search. Pull up the property address and check what permits have been filed. This tells you what major work has been done and whether it was permitted. Additions without permits, unpermitted re-roofing, or electrical upgrades that skipped inspection are all things your inspector should know about.
Flood zone status: Check FEMA flood maps for the property address. Parts of San Antonio along the San Antonio River, Salado Creek, and Leon Creek sit in flood zones. Flood zone status affects insurance costs and tells your inspector to pay extra attention to drainage and moisture intrusion signs.
Neighborhood context: If you're buying in an older area like King William, Government Hill, or Dignowity Hill, read up on historic district guidelines. They affect what exterior repairs and modifications are possible.
Step 5: Prepare for Inspection Day
Plan to attend at least part of the inspection. Most San Antonio inspections take 2-3 hours for a typical single-family home. Older or larger homes can take longer.
What to bring:
- Water. Lots of it. Summer inspections in San Antonio are hot even when you're inside.
- A phone or notebook for taking your own notes and photos
- A list of questions or concerns you have about the property
- Comfortable shoes suitable for walking around the exterior, possibly on uneven ground
- Light, breathable clothing if the inspection is during warm months
What to expect: The inspector typically starts with the exterior, working around the home's perimeter checking the foundation, siding, windows, roof line, and drainage. Then they move inside, going room by room through electrical, plumbing, HVAC, and structural elements. The attic and any crawl spaces come last.
Don't be afraid to ask questions during the inspection, but try to save detailed questions for after the inspector finishes each section. Interrupting during a systematic check can cause them to miss things.
Step 6: Know What San Antonio Inspectors Focus On
TREC requires a standardized inspection, but experienced San Antonio inspectors spend extra time on issues specific to this area. Understanding their priorities helps you follow along and ask the right questions.
Foundation Indicators
Expect your inspector to spend significant time checking for foundation movement. They'll look at exterior cracks in brick, stucco, or limestone. Inside, they'll check door and window operation, look for drywall cracks at corners, and may use a level to check floor slopes. Given San Antonio's clay soil, some degree of movement is normal. Your inspector should help you understand what's within typical range and what warrants further evaluation.
HVAC Performance
The AC system is critical in San Antonio. Inspectors check the temperature differential between supply and return air (typically 15-20 degrees is acceptable). They evaluate the age and condition of the equipment, check for proper refrigerant charge indicators, and assess whether the system is sized appropriately for the home. An undersized unit in a San Antonio home means miserable summers and sky-high CPS bills.
Roof Condition
San Antonio's UV exposure breaks down roofing materials faster than in cooler climates. An asphalt shingle roof that might last 25 years in Ohio may only get 15-18 years here. Inspectors check for granule loss, curling, cracking, and the condition of flashing around penetrations. If the roof is nearing the end of its life, that's a $8,000-15,000 replacement cost to factor into your offer.
Step 7: After the Inspection
Your inspector delivers a written report, usually within 24 hours. Read the whole thing, not just the summary. TREC reports organize findings by system, and the detailed descriptions provide context that summaries leave out.
Prioritize findings into categories:
Safety issues: Electrical hazards, gas leaks, structural concerns, and anything that poses an immediate risk. These are non-negotiable repair items.
Major systems: Foundation, roof, HVAC, plumbing, and electrical panel age and condition. These are expensive to address and affect your long-term budget.
Maintenance items: Caulking, minor cosmetic cracks, weatherstripping, and general upkeep. Normal for any home and not worth negotiating over.
In San Antonio's market, asking for every item on the report to be fixed isn't realistic. Focus negotiations on safety items and major system concerns. Use specific cost estimates when possible, since a repair request backed by a quote carries more weight than a vague "please fix the foundation."