Licensed & Insured — TREC #27151-PI
Professional Home Inspections in Granbury, Texas.
TREC-licensed home inspections for buyers, sellers and homeowners in Granbury, Fort Worth, Weatherford, Aledo, Stephenville and surrounding North Texas.
TREC Consumer Protection NoticeWhat We Inspect
What a Texas home inspection covers.
Every inspection follows the Texas Real Estate Commission's Standards of Practice, the minimum requirements for inspecting one-to-four-family homes.
Structural Systems
Foundation, grading and drainage, roof covering, attic, walls, ceilings, floors, doors, windows, stairways, fireplaces, and porches and decks, reported under TREC's Standards of Practice.
Electrical Systems
Service entrance, panels, branch circuits, outlets, switches, and fixtures. The report notes problems found, such as missing ground-fault protection, grounding and bonding issues, and damaged covers. It does not determine code compliance or whether the system has enough capacity.
Heating, Ventilation & A/C
Furnaces, heat pumps, air conditioners, ducts, and thermostats, operated with normal controls where weather allows. The report notes equipment that isn't working as it should.
Plumbing Systems
Supply and drain lines, vents, fixtures, water heaters, and visible gas piping. The report notes leaks, fixtures or drains that aren't working properly, and missing safety devices.
Appliances
Dishwasher, disposal, range, cooktop, oven, microwave, exhaust fans, garage door opener, and dryer exhaust vent. Washers, dryers and refrigerators aren't part of the minimum inspection.
Optional Systems
Irrigation systems, pools and spas, outbuildings, private water wells, and private septic systems are optional under TREC's Standards of Practice. Ask for any of them when you request a quote.
About Shadow Inspections
Home inspections in Granbury and North Texas.
Shadow Inspections is owned and operated by Brian Srba, a TREC-licensed professional inspector. Brian performs every inspection himself, for families and real estate professionals in Granbury, Fort Worth, Weatherford, Aledo, Stephenville, and surrounding North Texas.
The goal is to document the home's condition clearly so you can make an informed decision.
See what a Granbury-area inspection looks for — foundations, drainage, Lake Granbury properties, wells and septic, and rural Hood County homes.
Why Choose Shadow
One inspector, start to finish.
Brian performs every inspection personally and answers your questions after the report.
Scheduling
Appointments are set around your closing timeline. Book online, or call or text Brian.
Scope
The inspection covers the systems in TREC's Standards of Practice, including accessible attics, crawlspaces and roofs. Anything that couldn't be inspected is marked in the report.
Reports
Findings are written on TREC's required report form, with photos of the conditions found.
Local to North Texas
Based in Granbury and serving Hood and Parker County and surrounding North Texas. The same Standards of Practice apply to an older house, a new build, or a property on acreage.
How It Works
From booking to report, four steps.
Book
Request a free quote or pick a time online. Appointments are scheduled around your closing timeline.
Inspect
A visual inspection of the home's structure and major systems, performed in person by Brian. You're welcome to attend.
Report
A written report on TREC's required form, with photos, typically delivered the same day.
Follow Up
Questions after you've read the report? Call or text Brian.
Common Questions
Frequently asked questions.
Common questions from buyers, sellers and homeowners.
How much does a home inspection cost?
Pricing depends on the size and age of the home and any add-on services you choose (pool, well, septic, and more). Request a free, no-obligation quote and you'll have an exact price before you book.
How long does an inspection take?
A typical inspection takes about four hours, depending on the size and condition of the property. Larger or older homes can take longer.
When will I get my inspection report?
Reports are typically delivered the same day as the inspection, on TREC's required report form with photos.
Do you inspect new construction homes?
Yes. An inspection before your builder's warranty period ends documents conditions you can bring to the builder.
What areas do you serve?
Shadow Inspections serves Fort Worth, Weatherford, Aledo, Granbury, Stephenville, and the surrounding North Texas area.
Do I need to be there for the inspection?
You're welcome to attend and ask questions, but it isn't required. Either way, you'll receive the written report.
What repairs should I make before selling my house in Granbury, TX?
Focus on safety and moisture items first: working smoke and CO alarms, caulking around tubs and showers, a properly vented dryer duct, secure handrails, and good drainage away from the foundation. For homes on well or septic systems, also check the wellhead and septic area for standing water or damage.
Do I need a pre-listing inspection in Weatherford or Aledo before I sell?
It's not required. A pre-listing inspection shows you the home's condition while you still control the timeline and the contractors, instead of reacting to a buyer's inspection report during the option period. Ask your broker or a real estate attorney about contract and disclosure questions.
What are common home inspection findings?
Common findings include deteriorated caulk, cracks from ordinary settling, missing or non-working smoke alarms, dryer vents that don't terminate outside, loose handrails, and drainage that sends water toward the foundation. Findings vary from home to home.
What should sellers know about smoke and carbon monoxide alarms in Texas?
Working smoke alarms are generally expected in each bedroom, outside sleeping areas, and on each level, and carbon monoxide alarms near bedrooms in homes with gas appliances or an attached garage. Missing or non-working alarms are common findings, and replacing old units is one of the simplest pre-listing fixes.
Get in Touch
Ready to schedule your inspection?
About Me
Meet Your Inspector
Brian Srba
Owner & Professional Inspector
REALTOR®
TREC #27151-PI
I'm Brian Srba, owner and Professional Inspector of Shadow Inspections. Originally from West Fort Worth, my background in law enforcement and my experience in Texas real estate have built my approach around careful observation, objective evaluation, and clear communication.
As both a Professional Inspector and REALTOR®, I understand properties from multiple perspectives. My goal is straightforward: thoroughly inspect the property, clearly document significant conditions, and give you practical information you can use to make an informed decision.
Shadow Inspections serves Granbury, Weatherford, Aledo, Fort Worth and communities throughout North Texas with professional home inspections based on the Texas Real Estate Commission Standards of Practice.
Find What's Hiding.