Top 5 Common Issues Found During Home Inspections in West Texas

After inspecting homes all across West Texas — Lubbock, Snyder, and everywhere in between — I've seen the same issues come up over and over. The climate out here is tough on homes. Between the heat, the wind, the hail, and the soil, West Texas houses take a beating. Here are the top five issues I find most often.

1. Foundation Cracks and Movement

This is the big one. West Texas sits on expansive clay soil. When it rains, the clay swells. When it's dry — which is most of the time — it shrinks. That constant expansion and contraction puts enormous stress on foundations. I see cracks in slabs, cracks running up walls, doors that won't latch properly, and floors that aren't level. Not every crack is a crisis, but you need to know what you're dealing with before you buy.

2. HVAC Issues

When it's 105 degrees outside for weeks at a time, your HVAC system is working overtime. I frequently find systems that are undersized for the home, dirty filters that haven't been changed in months, refrigerant leaks, and ductwork that's falling apart in the attic. An AC system in West Texas has a harder life than most places in the country, and it shows.

3. Plumbing Problems

West Texas has notoriously hard water. Over time, mineral buildup restricts water flow and corrodes pipes from the inside out. I also see aging supply lines, water heaters past their prime, and slow drains that indicate bigger problems downstream. In older homes, galvanized steel pipes are a common find — they're essentially a ticking clock for plumbing failure.

4. Electrical Deficiencies

Older homes in the area often have outdated electrical panels — Federal Pacific and Zinsco panels are still out there and both are known safety hazards. I also find missing GFCI outlets in kitchens, bathrooms, and garages, double-tapped breakers, and wiring that's been modified by someone who probably shouldn't have been doing their own electrical work. Electrical issues are the ones I take most seriously because they're a fire and safety risk.

5. Roof Damage

Between hailstorms, high winds, and relentless UV exposure, roofs in West Texas take a beating. I find damaged or missing shingles, deteriorated flashing around penetrations, and improper repairs from previous hail claims. A roof that looks fine from the ground can tell a very different story up close. I always get up there when it's safe to do so.

None of these issues mean you shouldn't buy a home in West Texas — I live here and love it. But you need to go in with your eyes open. A thorough inspection gives you the full picture so you can make smart decisions and negotiate the right repairs. That's what I'm here for.