Rod Inspects · TREC License #6291 PI
Home Inspection in Cibolo, TX
Rod Inspects provides home inspections in Cibolo, TX, including buyer's inspections on resale homes, new construction inspections and 11-month builder's warranty inspections in the city's many newer subdivisions. Its inspectors are licensed through TREC, led by Rod Stewardson (License #6291 PI).
What Should Buyers Know About Homes in Cibolo, TX?
Cibolo has the newest homes in our service area. Census estimates put the median home at about 2008: roughly eight in ten homes were built in 2000 or later, more than four in ten since 2010, and only about one in twenty before 1980. The original town grew up along the railroad in the 1870s, and a small number of older homes still sit near that core. Around it, subdivisions spread out along FM 1103, FM 78 and the roads toward I-10, and new streets are still being added.
That gives Cibolo buyers three common situations:
- Buying a resale home that is 10 to 20 years old. This is the age when original equipment starts to wear out. Air conditioning systems, water heaters, roof coverings and exterior sealants often reach the end of their first service life in this window, and the inspection tells you which ones are close.
- Buying new construction. The house has never been lived in, but it has also never been checked by anyone working for you.
- Owning a home with less than a year on the builder's warranty. This is the moment to find defects while the builder still has to fix them.
Why Does Drainage Matter So Much on Cibolo Lots?
Because Cibolo sits on some of the most expansive clay in the region. Federal soil maps show Branyon, Houston Black, Barbarosa and Heiden clays across most of the city, and roughly two-thirds of its land is on clay rated high or very high for shrink-swell. The soil survey describes Branyon and Houston Black as very slowly permeable: dry and cracked, they take water in fast, and once wet they barely take it at all, so rain runs off. When water collects at one side of a slab and not the other, that side moves more.
In subdivisions, each lot is graded when the home is built so water runs away from the slab and into shared swales between houses. Over the years, owners add fences, flower beds, patios, pools and sod, and those changes can block a swale or tip the ground back toward the foundation. A good inspection walks the perimeter and checks:
- Soil and beds against the slab, and how much of the foundation is still visible
- Gutters and downspouts that empty right at the house
- Fences, patios or landscaping that interrupt the drainage path
- Signs of movement inside: sticking doors, cracks at window and door corners, and gaps in brick veneer
Along Cibolo Creek and its tributaries, the soil survey maps Tinn clay, a floodplain soil it describes as frequently flooded, and part of the city's land is in a mapped FEMA flood zone. Cibolo is outside the Edwards Aquifer zones, so the water questions here are about the surface. Before you buy, check the FEMA flood map for the specific address.
Do New Homes in Cibolo Need an Independent Inspection?
Yes, and with most of the city built since 2000, many Cibolo buyers are buying new or nearly new. A builder's own inspections and the city's code inspections are not performed for you, and they are not looking for every workmanship issue that will matter to you as the owner. An independent new construction inspection, done before the drywall goes up and again before closing, commonly turns up items like:
- Final grading that slopes toward the house, which matters more on very slowly draining clay
- Attic insulation that is thin, displaced or missing in spots
- Flashing gaps at roof-to-wall joints and around windows
- Ductwork that is disconnected or crushed in the attic
If you already own a newer Cibolo home, book a builder's warranty inspection before the first year runs out, while the builder is still responsible for the repairs.
Which Home Inspection Services Does Rod Inspects Offer in Cibolo?
- Buyer's home inspection for resale homes, inside your option period
- Seller's pre-listing inspection to find issues before a buyer's inspector does
- New construction inspection while the home is being built
- Builder's warranty inspection in the last months of your builder's first-year coverage
- Infrared thermal inspection to identify temperature patterns that may indicate insulation gaps or moisture, common in new and newer homes
- Pool and irrigation inspection for backyard pools, spas and sprinkler systems
Why Do Cibolo Homeowners Choose Rod Inspects?
When you need a Cibolo, TX home inspector licensed through TREC, here is what Rod Inspects brings:
- Inspections across the region since 2002
- Reviews from homeowners and buyers (browse reviews)
- Three licensed inspectors, led by Rod Stewardson, TREC License #6291 PI (who they are)
- Infrared thermal technology for new and resale homes alike
We explain what we find, so you leave knowing how your house works and which findings matter most. See a sample report before you book.
“100% recommend. We were clueless first-time buyers. Our inspection was detailed, and they dedicated as much time as we needed to explain everything.”
The McGreevys New Construction
When Should You Schedule a Cibolo Home Inspection?
For a resale home, the day your contract is signed. For new construction, before the first stage you want inspected. For a builder's warranty inspection, a month or two before the warranty anniversary, so there is time to submit the list.
Book online in a few minutes, or call (210) 255-3134.
Which Nearby Areas Does Rod Inspects Serve?
Who Is Rod Inspects?
Rod Inspects is a home inspection company that serves Cibolo, Texas, and the surrounding San Antonio area, led since 2002 by Rod Stewardson, TREC License #6291 PI. Rod Stewardson, Derek Saari and Tyler Stewardson, the company's three licensed inspectors, provide buyer's, seller's, new construction, builder's warranty, infrared thermal and pool and irrigation inspections in Cibolo, Schertz, Seguin, New Braunfels, San Antonio and nearby communities.
What Do Cibolo Buyers Ask About Home Inspections?
Does Rod Inspects do home inspections in Cibolo, TX?
Yes. Rod Inspects inspects resale homes, homes under construction and homes nearing the end of their first-year builder's warranty throughout Cibolo.
When should I get an 11-month warranty inspection in Cibolo?
A month or two before your builder's warranty anniversary. That leaves time to send the builder a written list of defects while they are still responsible for repairing them.
What do inspectors find in Cibolo homes that are 10 to 20 years old?
Common findings include air conditioning systems, water heaters and roof coverings near the end of their service life, drainage changes from fences and landscaping, and signs of foundation movement on clay soil.
Why is drainage so important on a Cibolo lot?
Much of Cibolo sits on very expansive clay that drains very slowly once wet. If water collects against one side of the slab, that side moves more, which can lead to cracks and sticking doors.
Is my Cibolo home in a flood zone?
Not from the inspection itself. Floodplain soils run along Cibolo Creek and its tributaries, and part of the city's land is in a mapped FEMA flood zone. Look up the exact address on the FEMA flood map, and ask the seller whether water has ever reached the house.
How do I check that a Cibolo home inspector is licensed?
Every Texas home inspector must hold a license from the Texas Real Estate Commission, and you can look one up on the TREC website. Rod Stewardson holds TREC License #6291 PI, and all three Rod Inspects inspectors are licensed through TREC.
Ready to Book Your Cibolo Home Inspection?
New build, resale or warranty check, get an inspector who works for you.