Buyer inspections can unravel a deal fast, especially in Central Texas where heat, hail, and clay soils stress major systems. If you are getting ready to sell in Williamson County, you want fewer surprises and stronger control during the buyer’s option period. A targeted pre‑inspection plan can do both. In this guide, you will learn where to focus, how to gather bids, and what to document so you keep leverage and move to closing with confidence. Let’s dive in.
Why pre‑inspection matters here
Williamson County homes face hot, humid summers, heavy thunderstorms, and periodic hail. Roofs, HVAC, and drainage take a beating. Many neighborhoods also sit on expansive clay soils that swell and shrink with moisture. That movement can stress slabs and exterior walls.
In Texas, buyers often use the option period to renegotiate after inspections. When you make major issues known upfront or resolve them before listing, you reduce buyer leverage. A clean, documented pre‑inspection lets you address key items on your terms and support your pricing with facts.
What to inspect first: roof
Your roof protects everything. Hail and wind can wear shingles, loosen flashing, and open paths for moisture. Buyers and insurers look closely at age, condition, and any storm history.
What gets checked
- Age, type of covering, and expected remaining life.
- Shingle condition, granule loss, curling, cracks, and hail or wind impacts.
- Flashing at chimneys, valleys, vents, and wall intersections.
- Gutters, soffits, fascia, attic ventilation, and attic signs of leaks or mold.
Quick checks by you
- Look for missing or lifted shingles and debris in gutters.
- Check ceilings and attic for stains after a rain.
Bids to gather
- Itemized repair bid for localized shingle or flashing fixes.
- Full replacement estimate that cites materials, ventilation plan, and warranty.
- Storm documentation if you may file or have filed a claim.
Permits and warranties
- Confirm if your city requires a roofing permit.
- Collect and note any transferable manufacturer or workmanship warranties.
HVAC: cooling that counts in summer
A weak system in July can sink buyer confidence. Aging compressors, corroded coils, and restricted condensate drains are common findings. Systems using R‑22 refrigerant can be costly to service.
What gets checked
- System age, model and serial numbers, coil condition, airflow, and filtration.
- Thermostat function and condensate drain and pan.
- Furnace type and basic safety checks.
- Refrigerant type, including R‑22 if applicable.
Quick checks by you
- Replace filters and clear debris around the outdoor unit.
- Run cooling and heating cycles to verify operation.
Bids to gather
- Maintenance and cleaning, plus coil or condensate repairs.
- Compressor replacement versus full system replacement options with SEER ratings.
- If R‑22 is present, options for retrofit or full replacement with costs.
Documentation
- Service receipts, maintenance agreements, and any transferable warranties.
Plumbing fixtures and visible lines
Small leaks can lead to big negotiation asks. Inspectors often find dripping faucets, failing hose bibs, aging water heaters, and slow drains. In older areas, sewer line issues may appear.
What gets checked
- Fixture function, visible supply and drain lines, and under‑sink conditions.
- Water heater age, condition, and T&P valve.
- Main shutoff location and presence of sewer cleanouts.
- Signs of slow drains or outdated piping materials.
Quick checks by you
- Run all taps to test pressure and hot water.
- Inspect under sinks for moisture or staining.
- Check toilets for wobble or continual running.
- Test outdoor spigots for leaks.
Bids to gather
- Faucet, toilet, and hose bib repairs or replacements.
- Water heater repair or replacement with permit details.
- Sewer scope and any recommended line repairs.
Documentation
- Receipts, install dates, and any applicable warranties.
Drainage that protects your foundation
Heavy rain and clay soils make drainage a top priority in Round Rock, Georgetown, Cedar Park, and Leander. Water that pools near your slab can escalate foundation movement and interior moisture issues.
What gets checked
- Grading around the foundation and soil slope away from the house.
- Gutter capacity, condition, and where downspouts discharge.
- Signs of ponding, mulch or soil against siding, and moisture at the perimeter.
- Interior signs of chronic moisture such as stains or musty odors.
Quick checks by you
- Walk the perimeter after rain to see how water flows.
- Clear gutters and confirm downspouts discharge several feet from the slab.
Bids to gather
- Regrading to create a positive slope away from the foundation.
- Gutter install or repair and downspout extensions.
- French drains or swales for recurring ponding.
- Engineering input for larger retaining walls or complex grading.
Permits and approvals
- Check with your city and HOA about permits for significant grading or drainage tie‑ins.
Complementary inspections to consider
These items often surface during buyer inspections and can derail a contract if not addressed early.
- Structural and foundation: If your general inspector notes cracks, doors out of square, or uneven floors, get a structural or foundation evaluation. Foundation issues are a common deal killer here.
- Termite and wood‑destroying insects: Evidence of activity usually requires treatment and sometimes repairs.
- Sewer scope: Roots, collapsed lines, or older materials can trigger costly repairs. A pre‑list scope removes uncertainty.
- Electrical safety: Missing GFCIs, two‑prong outlets, and outdated panels are frequent asks. Obtain electrician bids for any hazards.
How to execute in 5 steps
Follow this simple timeline to prepare without scrambling.
Three to six weeks before listing
- Order a full pre‑listing home inspection from a qualified inspector.
- This sets your priority list and indicates where to bring in specialists.
Within one week after the report
- Order specialty inspections as needed, such as roof, HVAC, foundation, sewer scope, and WDI.
Within two weeks after specialty reports
- Solicit at least two written, itemized bids for medium or larger repairs.
- Ensure bids list scope, materials, permits, timeline, warranty, and contractor license and insurance.
Within two to four weeks
- Decide what to repair before listing versus what to disclose and price or credit.
- Prioritize safety, system function, and roof or drainage issues.
At listing
- Build a documentation packet for buyers and agents with reports, bids, receipts, permits, and warranties.
- Make your Seller’s Disclosure accurate and complete.
Repairs vs credits
You control the approach. Use these neutral considerations to choose the best path for your goals.
Repairs you do before listing
- Pros: Fewer surprises for buyers, less leverage lost during the option period, and stronger marketing copy. You can state facts such as “AC condenser replaced in 2025” with receipts available.
- Cons: You pay upfront. Cosmetic over‑spending may not add value.
Credits in lieu of repairs
- Pros: Saves cash now and lets buyers choose their preferred solution or upgrade.
- Cons: If major issues remain, buyers may still terminate during the option period.
Recommendation: Focus on roof leaks, HVAC that does not cool, active plumbing leaks, drainage that threatens the foundation, and any safety hazards. Treat cosmetic items with a pricing strategy.
Documentation buyers want to see
Preparing a clean, complete file signals transparency and reduces back‑and‑forth.
- Pre‑listing general inspection report.
- Specialty reports for roof, HVAC, foundation, sewer scope, and WDI.
- Signed, itemized contractor bids with permit notes and warranty terms.
- Receipts and permits for completed work plus any final inspection sign‑offs.
- Transferable manufacturer and contractor warranties.
- Completed Seller’s Disclosure Notice.
- If offering credits, copies of bids that support the credit amount.
How this improves your option period
Texas contracts commonly include a buyer option period. That is when most renegotiations happen. When you share inspections, bids, and receipts upfront, you set expectations and limit surprises.
- Known conditions reduce buyer leverage for broad or speculative requests.
- Targeted repairs let you showcase recent work with documentation.
- Clear pricing that reflects either completed fixes or supported credits builds trust and keeps the deal moving.
Local focus: what we see most
Across Round Rock, Georgetown, Cedar Park, Leander, and nearby Hill Country neighborhoods, the most frequent deal killers are roofs at end of life, HVAC systems that cannot keep up in summer, active or chronic plumbing leaks, and poor drainage that hints at foundation risk. Addressing these four areas first gives you the biggest return on preparation time and money.
If your home is older or has large trees near the line to the street, add a sewer scope. If your slab shows cracking or your doors stick seasonally, consider a structural or foundation evaluation early.
How CBSrealty can help
You do not have to manage this alone. CBSrealty offers concierge listing preparation, vendor coordination, and repair oversight so you can focus on your move. We help you order the right inspections, gather competitive bids, and decide where repairs or credits make the most sense for your goals.
Want a tailored plan for your home and neighborhood? Call Chet for a free home consultation with CBSrealty. We will map a clear pre‑inspection strategy, organize trusted vendors, and position your home to sell with fewer surprises and stronger terms.
FAQs
What is a pre‑inspection for Williamson County sellers?
- A pre‑inspection is a full home inspection you order before listing to identify issues common in Central Texas, such as roof wear, drainage problems, HVAC performance, and plumbing leaks, so you can repair or disclose on your terms.
Does a pre‑inspection change my Texas disclosure duties?
- No. You must still complete the Seller’s Disclosure Notice honestly. A pre‑inspection helps you find issues to either fix or disclose before buyers discover them during the option period.
How many bids should I get for repairs?
- Get at least two written, itemized bids for medium or large repairs. For small items, one bid can be fine, but documentation helps when negotiating credits.
What should I fix before listing versus credit at closing?
- Prioritize safety, roof leaks, HVAC that does not cool, active plumbing leaks, and drainage that threatens the foundation. Consider credits or pricing strategy for lower‑impact cosmetic items.
How does this help during the buyer option period in Texas?
- When you disclose conditions with reports and bids or show completed repairs with receipts, buyers have fewer unknowns. That reduces requests for broad concessions and lowers the risk of termination.
