Home Inspection Checklist for Boerne TX

Home inspections in the Texas Hill Country involve issues that general inspection standards from other parts of the country simply do not cover. Limestone foundations, well water quality, aerobic septic systems, caliche soil, cedar trees, and hail-resistant roofing are not items on a standard national inspection checklist. Missing them during due diligence can mean five-figure surprises after closing.

This checklist covers the Hill Country-specific inspection concerns that every buyer in Boerne should evaluate -- and what sellers should address before listing. For a more comprehensive general inspection guide, see our Hill Country Home Inspection Checklist for out-of-state buyers.

Foundation Issues Common in the Hill Country

Foundation problems are the most expensive issue you can miss on a Hill Country home inspection. The combination of expansive clay soil, caliche substrate, and alternating drought and heavy rain cycles creates conditions that stress foundations more than in most other regions.

• Pier and beam foundations: Common in older Boerne homes. Check for rot, termite damage, moisture, and sagging beams. The crawlspace should be dry and well-ventilated
• Slab foundations: Most common in newer construction. Look for cracks in sheetrock, doors that stick, windows that do not open smoothly, and sloping floors. Slab cracks wider than 1/4 inch or with vertical displacement warrant a structural engineer evaluation
• Limestone foundation concerns: Limestone is durable but can develop gaps and fissures over time. Check for water seepage through foundation walls, particularly after rain
• Drainage around the foundation: Gutters, downspouts, and grading should direct water away from the foundation. Poor drainage is a leading cause of foundation movement in Hill Country homes

For more on foundation types and inspection concerns, see our Foundation Inspection & Repair resource page.

Roof Considerations in Boerne

The Hill Country experiences frequent hailstorms, high winds, and intense summer sun -- all of which take a toll on roofing materials.

• Hail damage: Check for dented or cracked shingles, exposed felt paper, and granules in gutters. A roof with significant hail damage may need replacement
• Wind damage: Look for lifted, curled, or missing shingles. Ridge caps and flashing should be secure
• Roof age: Standard asphalt shingle roofs last 15-25 years in the Hill Country. A roof approaching 15+ years with visible wear is a negotiating point
• Metal roofing: Increasingly common in Boerne for its hail resistance and longevity. Check for proper fastening, sealant at seams, and paint condition
• Cedar shake roofs: Found on older homes and some custom builds. These require regular maintenance and are more vulnerable to moisture and fire. Insurance may be more expensive for cedar roofs

Plumbing and Electrical in Hill Country Homes

Plumbing and electrical systems in Boerne homes have some region-specific considerations:

• Hard water: Hill Country water is typically very hard (high mineral content). Check for scale buildup in pipes, water heater efficiency, and whether a water softener is installed
• Polybutylene pipes: Used in homes built from the 1970s to mid-1990s. These pipes are prone to failure and should be identified. Most lenders will require replacement
• Galvanized steel pipes: Found in older homes. Corrosion and mineral buildup reduce water pressure over time
• Electrical panels: Check for Federal Pacific, Zinsco, or other recalled panels. These are fire hazards and must be replaced
• Grounding: Verify the system is properly grounded. Older homes may have outdated two-prong outlets or inadequate grounding
• Aluminum wiring: Used in some homes built in the 1960s-1970s. Requires special connectors and should be inspected by a licensed electrician

Well Water and Septic Inspection Requirements

For acreage properties outside city limits, well water and septic system inspections are critical. These are separate from the standard home inspection and require specialized contractors.

Well inspection checklist:

• Well flow rate: Minimum acceptable is 5-7 gallons per minute (GPM). Lower flow rates may require storage tank systems
• Water quality testing: Test for bacteria (coliform, E. coli), nitrates, total dissolved solids (TDS), pH, and common Hill Country minerals (calcium, magnesium, iron). Also test for arsenic and uranium in areas near known deposits
• Well age and construction: Verify that the well was drilled by a licensed driller and that the casing, cap, and seal are in good condition
• Electrical components: Check the pump, pressure tank, and control box for age and condition

For in-depth information on well infrastructure, see our Edwards Aquifer buyer guide.

Septic system inspection checklist:

• System type: Most Hill Country properties use aerobic septic systems (not the conventional anaerobic systems common in other regions)
• Age and condition: Septic systems typically last 20-30 years. A system approaching or past this age may need replacement ($10,000-$20,000)
• Drain field condition: The aerobic system's spray field should be functioning properly with no pooling or odor
• Maintenance records: Request the last 3-5 years of maintenance records. Aerobic systems require quarterly inspections

For more on septic systems, see our Septic Systems in the Hill Country guide and regulatory requirements.

Pool Inspection Considerations

Many Boerne homes have pools, and the Hill Country's limestone and caliche soil create specific pool inspection concerns:

• Plaster and surface condition: Check for cracking, delamination, and staining. Limestone-heavy water can accelerate surface wear
• Equipment age and condition: Pumps, filters, heaters, and chlorination systems should be inspected. Equipment approaching 10+ years may need replacement
• Structural cracks: Ground movement from clay soil can cause pool structural cracks. These require professional evaluation
• Hard water management: Calcium buildup is a common issue with Hill Country pool water. Check for scale on tile and in equipment

HVAC Considerations

HVAC systems in the Hill Country work hard -- cooling season runs from May through October, and the combination of heat, humidity, and hard water stresses equipment.

• Heat pumps: Common in newer Hill Country homes. Check age, condition, and whether the system is sized correctly for the home. Undersized systems run continuously and increase electric bills
• A/C units: Standard split systems with SEER ratings of 14-16 are typical. Units older than 12-15 years should be budgeted for replacement
• Hard water impact: Hard water reduces efficiency in evaporative cooling systems and can damage components over time. A water softener extends HVAC equipment life
• Ductwork: Check for leaks, insulation condition, and whether ducts are properly sealed. Poor ductwork is a major source of energy loss in Hill Country homes
• Filter systems: Verify that the system uses standard replaceable filters and that the filter slot is accessible

What Buyers Should Watch For

Beyond the system-specific issues above, here is what I tell every buyer to pay attention to during the inspection process:

• Cedar trees near the foundation: Cedar trees are water hogs and can cause significant soil desiccation, leading to foundation movement. Any cedar within 15-20 feet of the foundation is a concern
• Grading and drainage: The ground should slope away from the foundation at least 6 inches over 10 feet. Improper grading is the most common fixable defect in Boerne homes
• Soffit, fascia, and exterior trim: Wood rot is common on homes where paint has not been maintained. Check for soft spots, discoloration, and evidence of prior repair
• Termites and wood-destroying insects: Required inspection in Texas. Look for mud tubes on foundation walls, damaged wood, and frass (insect droppings)
• Moisture and mold: High humidity creates conditions for mold growth, particularly in crawlspaces and attics. Check for musty odors, visible mold, and moisture stains

What Sellers Should Fix Before Listing

If you are selling a home in Boerne, addressing these items before listing can reduce inspection-related negotiations and accelerate your sale:

• Roof condition: Replace damaged or missing shingles. Have a roofing contractor address any hail damage before the inspection. If the roof is near end of life, consider a roof credit or replacement
• Foundation cracks: Minor hairline cracks are common and may not need repair. Cracks that are widening or showing displacement should be evaluated by a foundation company
• Plumbing leaks: Fix any known leaks under sinks, at toilets, or in crawlspaces. A small leak found during inspection often triggers a full plumbing evaluation
• Well and septic records: Have well flow test and water quality reports ready. Septic maintenance records should be current
• Electrical: Replace any recalled electrical panels. Fix exposed wiring, missing outlet covers, and non-functional GCFI outlets
• HVAC maintenance: Have the system serviced and provide the maintenance record. Replace air filters