The inspection on a $1M+ home is not the same job as on a starter home. Bigger houses have more of everything : more roof, more HVAC zones, more bathrooms, more systems that only exist above a certain price point. Here's what due diligence should cover, and why it matters more as the number gets bigger.

The Texas big five

Foundation. Texas clay soil moves; foundations move with it. On a big house, get a foundation specialist's read, not just the general inspector's : elevation measurements, drainage grading, prior repair history (permits and seller's disclosures). Repair history isn't a dealbreaker; undisclosed repair history is.

Roof. Hail is a Texas constant. Roof age, material, condition, and : the number everyone misses : insurability. Insurers are increasingly fussy about older roofs; a roof's age can change your premium or your eligibility. Get the roof inspected and start the insurance quote before the option period ends. (The insurance post.)

Drainage. Where the water goes on a big lot matters more than on a small one. Walk the property after rain if you can. Look for ponding, erosion, and anything engineered (French drains, pumps) that will need maintenance forever.

HVAC. Big houses run multiple zoned systems : sometimes five or six units. Each one is an age, a condition, and a replacement cost. Have every unit aged and tested, and check the ductwork on two-story homes.

Pool and spa. Pools are wonderful and they are machines. Equipment age, heater condition, leak evidence, and the safety features (drain covers, fencing : code and insurance both care).

The systems unique to big houses

  • Water treatment : whole-house filtration and softeners that need service
  • Smart home and security : lighting control, AV, cameras : find out what's on a subscription and what the new owner takes over
  • Generators : standby generators are common at this price point; they have service histories and fuel systems
  • Wells and septic : on acreage properties, these are their own inspections with their own specialists

How to run it

A complete luxury inspection includes the general inspection plus specialists where the house warrants them : foundation, pool, HVAC, and always a survey review. Then read the seller's disclosure line by line against what the inspectors found. The gaps between those documents are where the negotiation lives.

Common questions

How much does a luxury inspection cost?

More than a starter-home inspection : more house, more specialists. It is also the cheapest money you will spend on a seven-figure purchase. Better to find the expensive problem during the option period than after.

Do I need a survey on a big lot?

Yes : always on acreage, and on any lot with a pool, shop, fence line, or easement question. Surveys are cheap relative to the boundary surprise they prevent.

Buying at the top of your budget? Call or text 817-372-9896. We can build the inspection plan before you're under contract : and the Southlake city page has the market overview.