Sherman is one of the oldest cities in North Texas, and it shows in the housing stock. The historic neighborhoods around downtown have homes dating back to the late 1800s and early 1900s, with established mid-century subdivisions filling out much of the rest of the city, and newer construction concentrated along the south and east edges as the Texas Instruments expansion and broader Grayson County growth attract new buyers. Each of these housing eras carries its own inspection considerations, and the right approach depends on which part of Sherman you are buying in.
Robert Wroblski has spent 30 years in residential construction and is now a TREC-licensed home inspector serving Sherman and the surrounding Grayson and Collin County communities. Whether you are buying a historic home near downtown, a mid-century property in an established neighborhood, or a newer build on the edges of the city, the inspection covers what matters and the report explains what you actually need to know.
Comprehensive TREC-standard inspection from foundation to roof. The right choice for buyers of resale and existing homes in Sherman.
Learn More →Independent inspection of your brand-new Sherman home before closing. Catches what builder QC misses.
Learn More →Inspect framing, plumbing, and electrical before the walls close up. The one inspection you can only do once.
Learn More →Catch builder defects before your one-year warranty expires. Documentation that gets repairs covered.
Learn More →All three new construction inspections in one package. Save vs. booking separately.
Learn More →Add-on inspections for backyard equipment. $50 to $75 per add-on with any home inspection.
Learn More →RTI is based in North Texas and serves Sherman along with the surrounding Grayson and Collin County communities. Same-day and next-day inspections are typically available depending on schedule.
Looking for a home inspector in a nearby city?
Because Sherman has so much older housing, the inspection patterns here look different from the newer Collin County suburbs to the south. The issues tend to be about systems that have aged out, materials that are no longer used, and the cumulative effect of decades of soil movement and weather. After 30 years building homes and inspecting them across the region, here is what comes up most often on Sherman properties.
Older Sherman homes commonly have electrical systems that no longer meet modern needs or insurance standards. We see undersized panels (60-amp service in homes that need 200-amp), aluminum branch wiring from the 1960s and 70s, knob-and-tube remnants in homes that were never fully rewired, ungrounded outlets throughout the house, and breaker brands that have been documented as unreliable. Some of these are insurance issues that can complicate closing. We document what we find and explain which items are routine, which are safety concerns, and which are likely to require attention from an electrician before or shortly after closing.
Galvanized steel supply lines, cast iron drain lines, and polybutylene supply lines all show up in Sherman homes from various eras, and all have known issues. Galvanized corrodes from the inside and reduces water flow. Cast iron drain lines crack and develop scale buildup. Polybutylene is prone to sudden failure and is generally uninsurable. We identify visible plumbing materials, look for evidence of past leaks or repairs, and note when an upgrade is likely to be needed in the near term.
Older homes in Sherman have been moving on the same expansive clay soil for 50, 80, or 100+ years. Pier-and-beam foundations, common in homes built before the 1960s, can suffer from rotted sills, settled or shifted piers, and inadequate ventilation that allows moisture damage. Slab foundations on older homes show their cumulative movement in cracked brick, separated trim, and out-of-square door frames. We document what is visible and explain when something looks like ongoing active movement versus historic movement that has stabilized.
North Texas sees significant hail multiple times per year, and Sherman has been hit by major storms repeatedly over the past two decades. Many homes have had multiple insurance claims and re-roofs over the years, and the quality of those repairs varies widely. We evaluate the current roof condition, look for evidence of past damage and how well it was repaired, and note when a closer look from a roofing specialist is warranted before closing.
HVAC systems have a typical service life of 15 to 20 years, and water heaters around 8 to 12. On Sherman homes that have been owned by long-term residents, we frequently find equipment that is well past its expected lifespan and operating on borrowed time. The system may be running fine on inspection day, but we document the unit’s age, efficiency rating, and visible condition so you can plan for replacement rather than be surprised by a winter outage in your first year.
