Cibolo, Texas
Home inspections in Cibolo, TX
Cibolo is home base for Triple A Inspections, and Jeremy Luera inspects homes across the city. About four in five were built in 2000 or later. For a house that new, the useful questions are how it has held up: the roof and equipment it was built with, the clay under its slab, and the records kept while it went up.
- Austin
- San Antonio
- Schertz
- Cibolo home base
- Rockport
- Rio Grande Valley McAllen, Harlingen, Brownsville
When a newer house is no longer new
About 81% of Cibolo’s homes were built in 2000 or later, and the median home was built in 2008, according to the Census Bureau’s 2020–2024 American Community Survey. Only about 5% were built before 1980.
Nearly three in four were built between 2000 and 2019, so most Cibolo homes are now roughly 7 to 26 years old. Unless they have been replaced, the roof covering, the water heater and the heating and cooling equipment are as old as the house.
A home inspection reports the condition of each one as found, and your report arrives within 24 hours. A roof inspection looks closer at the covering, flashing, vents and drainage, and an infrared thermal inspection can point to moisture or missing insulation the eye cannot see.
Branyon clay, and what an inspector reports
Much of the mapped soil in Cibolo is Blackland clay, and the series that turns up most often is Branyon clay. The USDA’s official description of Branyon reports that when it is dry, cracks 1 to 3 inches wide reach 20 inches or more below the surface, and that water enters it rapidly when it is dry and cracked and very slowly when it is moist.
The Texas Real Estate Commission notes that clay soil expands and contracts with changes in moisture, and lists moisture swings in the soil and poor drainage among the causes of uneven foundation movement.
Texas rules require a TREC-licensed inspector to give a written opinion on how a foundation is performing, based on what can be seen: doors that bind, sloping floors, cracks in walls and masonry. The inspection also reports drainage around the foundation that is not doing its job.
Cibolo’s foundation record for new homes
The City of Cibolo requires every new home to have foundation elevation measurements taken after the slab is poured. Under Ordinance No. 1410, the builder submits them to the city as a post-pour inspection, and city staff verify them.
The city says the measurements create a baseline record for each new home that “can later be used to assess suspected foundation movement or settling.” Homeowners can request their record through an Open Records Request to the city.
A home inspection is visual, and Texas rules do not require the inspector to take elevation measurements, so a record measured when the slab was new is worth having. If you are selling, request yours before a pre-listing inspection. If you are buying a newer home, ask the seller whether they have it.
City inspections, and one of your own
While a new home goes up in Cibolo, the city inspects it at set stages: foundation, framing, rough electrical, rough plumbing, plumbing top-out, rough mechanical and insulation, then final building, electrical, plumbing and mechanical. Cibolo has adopted the 2021 International Residential Code and the 2023 National Electrical Code.
Those inspections are done for the city. A pre-drywall inspection is one you arrange for yourself: it looks at the framing, wiring, plumbing and ductwork once they are in and before insulation and drywall close them in, and the report gives you something specific to take back to your builder.
Building has not stopped: about 7.5% of Cibolo’s homes were built in 2020 or later. When your builder finishes the repairs on your list, a repair verification visit confirms each item before you close.
Questions from Cibolo
Call (210) 378-2804 with anything else.
Where is Triple A Inspections based?
In Cibolo. Jeremy Luera inspects homes across the city, and your report arrives within 24 hours of the inspection. Request a consultation or call (210) 378-2804.
Does the City of Cibolo keep foundation records?
For new homes, yes. Under Ordinance No. 1410, the builder of every new home submits foundation elevation measurements after the slab is poured, and city staff verify them. Homeowners can request their record through an Open Records Request.
What soil is under Cibolo homes?
Much of Cibolo’s mapped soil is Blackland clay, most often the Branyon series, which the USDA describes as opening cracks 1 to 3 inches wide when dry. A TREC-licensed inspector gives a written opinion on how the foundation is performing.
If the city inspects a new build, do I need a pre-drywall inspection?
The city’s inspections are done for the city. A pre-drywall inspection is your own look at the framing, wiring, plumbing and ductwork before insulation and drywall cover them, with a report you can take to your builder.
Sources
- US Census Bureau, American Community Survey 2020–2024, tables B25034 and B25035 (Cibolo city)
- USDA NRCS, Official Series Description: Branyon
- USDA NRCS soil survey (via UC Davis SoilWeb): Branyon clay, 0 to 1 percent slopes
- Texas Real Estate Commission, Rendering an Opinion of Foundation Performance
- Texas Administrative Code, 22 TAC §535.228 (structural systems)
- City of Cibolo, Foundation Inspections (Ordinance No. 1410)
- City of Cibolo, Inspection Types
- City of Cibolo, Building Permits and Inspections (adopted codes)
Buying or building in Cibolo?
Request a consultation and Jeremy will call you to talk through the property and the inspections that fit.