Home Inspection Red Flags: A San Angelo Buyer’s Checklist

Buying your first home in San Angelo is exciting — but before you fall in love with that charming brick ranch or vintage bungalow, it’s crucial to understand what lies beneath the surface. Older homes and West Texas conditions bring unique inspection challenges that can dramatically affect a property’s safety, comfort, and long-term costs.

Here’s your practical home inspection checklist tailored specifically for first-time buyers in San Angelo.

1. Common Issues in Older San Angelo Homes

Many of San Angelo’s most desirable neighborhoods feature homes built from the 1950s through the 1980s. While full of character, these homes often come with age-related issues that deserve close attention:

• Aging roofs with missing shingles or brittle asphalt.

• Outdated electrical systems, such as aluminum wiring or insufficient grounding.

• Original plumbing lines that may be corroded or prone to leaks.

• Settling foundations, especially in areas with uneven grading or shifting clay.

• Poor insulation and single-pane windows that raise cooling costs in summer.

?? Tip: A good home inspector will note both functional and cosmetic issues. The key is understanding which problems are negotiable—and which are deal breakers.

2. Foundation Concerns Unique to West Texas Clay Soil

The San Angelo area’s expansive clay soil is notorious for movement during wet-dry cycles. This shifting can cause foundation cracks, misaligned doors, and uneven floors.

Red flags include:

• Cracks wider than 1/8 inch in walls or ceilings.

• Doors that stick or fail to latch.

• Visible gaps between walls and floors.

• Standing water near the foundation or poor drainage.

Mitigation tips:

• Confirm that gutters and grading direct water away from the home.

• Ask your inspector if a structural engineer should evaluate the foundation.

• For slab foundations, look for consistent elevation readings—significant variations may require repair.

3. HVAC Considerations for the San Angelo Climate

San Angelo’s hot summers and variable winters make a healthy HVAC system essential. Many older homes use units that are underpowered or near the end of their lifespan.

Inspection priorities:

• Check the age of the system (15+ years is typically end-of-life).

• Confirm the presence of proper duct insulation.

• Verify the air conditioning capacity matches the home’s square footage.

• Inspect for dirty filters, rusted coils, or weak airflow.

In West Texas, energy efficiency isn’t just comfort—it’s cost control. Look for systems rated SEER 15 or higher to keep utility bills manageable.

4. Electrical and Plumbing Red Flags

Electrical:

• Outdated 60-amp service panels or fuse boxes may not meet modern codes.

• Missing GFCI outlets in kitchens and bathrooms pose a safety hazard.

• Look for double-tapped breakers or frayed wires.

Plumbing:

• Homes built before 1970 may still have galvanized steel pipes that corrode internally.

• Low water pressure or brown-tinted water can signal deteriorating lines.

• Inspect for slow drains or signs of leaks under sinks and around toilets.

If you’re buying a mid-century home, a sewer line camera inspection can reveal hidden root intrusions or pipe collapses—an inexpensive safeguard compared to a $10,000 repair later.

5. When to Walk Away vs. Negotiate Repairs

It’s rare to find a “perfect” home inspection, but knowing what’s fixable helps you make smart decisions.

Negotiate repairs when:

• Issues are moderate (e.g., old HVAC, missing GFCIs, roof patching).

• You can offset costs through seller credits or price adjustments.

• The structure is sound, and problems are mostly mechanical or cosmetic.

Walk away when:

• The foundation shows major movement or instability.

• The roof or plumbing system needs complete replacement.

• Electrical hazards pose serious safety risks.

• The total repair cost exceeds your comfort zone or budget buffer.

Your Realtor can help prioritize which repairs to request and which to tackle later once you’ve moved in.

6. Recommended Local Home Inspectors in San Angelo

If you’re ready to schedule an inspection, consider reaching out to reputable professionals familiar with West Texas building styles and soil conditions. Local options include:

• San Angelo Inspection Services – Known for detailed reporting and foundation assessments.

• West Texas Property Inspections – Specializes in older home systems and energy audits.

• Concho Valley Home Inspections – Offers infrared thermal imaging and same-day reports.

• Precision Home Inspections of San Angelo – Experienced in new construction and VA loan requirements.

(Tip: Always verify licenses, certifications, and sample reports before hiring.)

Final Thoughts

Buying your first home in San Angelo should be exciting—not stressful. A thorough inspection gives you confidence, leverage, and peace of mind. Focus on understanding which issues are typical, which are warning signs, and which can be negotiated to make your first purchase a smart investment for the long run.

Bottom line: A careful inspection today could save you thousands—and major headaches—tomorrow.