Homeowners Insurance Tips for East Texas Homeowners

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East Texas summers are hard on air conditioning systems — and hard on homeowners who don't know what to look for until the AC quits on the hottest day of the year. After years of crawling through attics and standing over condenser units in the middle of July, I've noticed the same handful of issues show up on inspection reports over and over. Here's what I look for, why it matters, and what you can do now to avoid a costly surprise this summer. 1. Dirty or Clogged Air Filters This is the single most common issue I find, and it's the easiest to fix. A clogged filter restricts airflow, forces your system to work harder, and can lead to a frozen evaporator coil — which often gets mistaken for a "broken AC" when really it's just ice buildup from restricted airflow. What to do: Check your filter monthly during peak summer use and replace it every 1–3 months, depending on the filter type and whether you have pets. 2. Condensate Drain Line Clogs In our humidity, condensate lines clog with algae and debris more often than people expect. When that line backs up, water can overflow into your attic or around your indoor unit, leading to stained ceilings, damaged insulation, or worse. What to do: Pour a cup of distilled white vinegar down the drain line every few months to keep algae growth in check, and make sure the line has a working shutoff switch if it backs up. 3. Refrigerant Lines and Insulation Wear I regularly find refrigerant line insulation that's cracked, sun-damaged, or missing altogether — usually on the line running from the outdoor condenser into the house. Exposed lines lose efficiency and make your system work harder in the heat. What to do: Have a technician inspect insulation on refrigerant lines annually, and replace any sections that are worn or missing. 4. Outdoor Unit Airflow Obstructions Condenser units need clearance to breathe. I often find units crowded by overgrown landscaping, stored items, or debris — all of which restrict airflow and can cause the system to overheat or short-cycle. What to do: Keep at least 2 feet of clearance around your outdoor unit, and trim back any plants or grass clippings that build up on the coils. 5. Aging or Undersized Systems Struggling in Peak Heat Some AC units are simply reaching the end of their service life — typically 12–15 years for most residential systems in our climate. On older homes, I sometimes find a system that was undersized for the square footage from day one, which means it's been overworking since it was installed. What to do: If your system is over a decade old and struggling to keep up on 100-degree days, it may be more cost-effective to plan for a replacement than to keep patching an aging unit. Why This Matters Before You Buy or Sell Whether you're preparing to list your home or getting ready to buy one, the AC system is one of the most expensive components to repair or replace — and one of the easiest to overlook until it fails. A thorough home inspection catches these issues early, giving buyers negotiating power and sellers a chance to address problems before they become deal-breakers. Beat the Heat — Schedule Your Inspection Today If you're buying, selling, or just want peace of mind heading into the hottest months of the year, JMJ Home Inspections is here to help. We take a close look at your entire home, including the AC system, so you know exactly what you're working with. Contact JMJ Home Inspections in Tyler, TX to schedule your inspection today.

If you've ever had a home insurance policy get canceled, non-renewed, or hit with a surprise premium increase after an inspection, you're not alone. Every year, insurance companies across East Texas tighten their underwriting standards, and the things they're looking for overlap heavily with what we look for during a standard home inspection. At JMJ Home Inspections, we inspect homes across Tyler, Longview, and the surrounding areas every week, and we've started noticing a pattern: the same handful of issues that show up in our reports are the ones insurance carriers use to deny coverage or hike premiums. This post walks through the most common ones, why they matter to an insurer, and what you can do about each one. Why Insurance Companies Care About Inspection Findings Home insurance underwriting has changed a lot over the past few years. Rising claims from severe weather, aging housing stock, and litigation costs have made many carriers far more conservative about what they'll insure — and at what price. Many insurers now require a four-point inspection (roof, electrical, plumbing, and HVAC) before issuing or renewing a policy on an older home, and some will send their own inspector out after a claim to look for pre-existing conditions. The bottom line: a full home inspection before you buy, sell, or renew coverage isn't just about knowing what you're buying. It's about knowing what an insurance company might use against you later. 1. Roof Age and Condition Roofing is the single most common reason we see homes flagged for insurance issues. Most carriers in Texas want to see a roof that's 15-20 years old or newer, and some are getting stricter — capping coverage at 10-15 years for full replacement cost coverage, after which they'll only pay actual cash value (depreciated value) on a claim. What we look for: missing or curling shingles, granule loss, exposed nail heads, soft spots, and flashing issues around chimneys and vents. What to do: if your roof is approaching 15 years old, get a professional roof inspection before your insurance renewal date, not after a denial letter shows up. 2. Outdated or Recalled Electrical Panels Certain electrical panel brands — most notably Federal Pacific Electric (FPE) and Zinsco panels — are known fire hazards and are an automatic red flag for many insurers. Some carriers will deny coverage outright if one of these panels is present, regardless of the rest of the home's condition. What we look for: panel brand and age, double-tapped breakers, aluminum branch wiring, and any signs of scorching or overheating inside the panel. What to do: if your inspection report identifies an FPE or Zinsco panel, budget for replacement. It typically costs far less than the cumulative premium increases (or coverage denial) of leaving it in place. 3. Polybutylene or Galvanized Plumbing Homes built roughly between the late 1970s and mid-1990s sometimes have polybutylene ("poly-b") supply lines, which are prone to failure and are flagged by nearly every carrier that catches them. Older galvanized steel pipes are a similar concern due to internal corrosion and reduced water flow. What we look for: pipe material at the water heater connections and under sinks, visible corrosion, and water pressure issues that hint at internal pipe degradation. What to do: a full re-pipe isn't cheap, but partial documentation showing the plumbing has already been updated (or a plumber's letter confirming condition) can sometimes satisfy an underwriter without a full replacement. 4. Aging or Missing Water Heater Safety Features Water heater issues are one of the most common — and most preventable — sources of homeowner insurance claims. Insurers pay close attention to water heater age (most want to see units under 10-12 years old) and proper installation. What we look for: age (via the manufacture date on the data plate), missing or improperly routed temperature-and-pressure (T&P) relief valves, lack of a drain pan in homes where the water heater is in an attic or above living space, and improper strapping in areas prone to ground movement. What to do: these are often inexpensive fixes. A missing drain pan or T&P discharge line can sometimes be corrected for under $200, which is a lot cheaper than a denied claim after a leak. 5. Foundation Movement East Texas clay soils expand and contract significantly with moisture changes, which makes foundation movement one of the more common — and more feared — issues we document. Insurers are wary of homes with visible foundation distress because foundation claims are expensive and, in many standard policies, foundation movement from soil conditions may not even be covered at all. What we look for: cracking patterns in brick veneer and interior drywall, door and window misalignment, sloping floors, and exterior grading that directs water toward the foundation instead of away from it. What to do: proper drainage and consistent foundation watering (yes, watering your foundation in dry months) go a long way toward preventing new movement. If movement is already present, a structural engineer's evaluation can help clarify whether it's cosmetic or a genuine structural concern — information that matters a lot to an underwriter. 6. Wood-Destroying Insects and Prior Damage Termite and wood-destroying insect (WDI) damage is a major concern for insurers, particularly in humid East Texas climates. Some carriers require a separate WDI inspection (often called a "termite letter") in addition to the general home inspection before binding a policy. What we look for: mud tubes, damaged or hollow-sounding wood, evidence of prior treatment, and moisture intrusion points that attract insects in the first place. What to do: address moisture problems (poor drainage, leaking gutters, wood-to-soil contact) proactively, since these are what invite termites in the first place. 7. HVAC System Age and Neglect While less dramatic than a foundation or roof issue, an aging or poorly maintained HVAC system can still affect insurability, particularly if there's visible evidence of neglect (rust, refrigerant leaks, or improvised repairs) that suggests a broader pattern of deferred maintenance in the home. What we look for: unit age, visible corrosion or leaks, condensate drainage issues, and whether the system appears to have been regularly serviced. What to do: keep maintenance records. A documented service history can reassure an underwriter that a slightly older system is still a low risk. How a Pre-Listing or Pre-Renewal Inspection Helps Whether you're preparing to sell a home in Tyler, renewing your policy, or just want to know where you stand, a full home inspection before the insurance company gets involved puts you in control. You get to fix what's fixable on your own timeline and budget, instead of scrambling after a non-renewal notice or a denied claim. At JMJ Home Inspections, we serve homeowners and homebuyers throughout Tyler, Longview, Bullard, and the surrounding East Texas communities. If you're buying, selling, or just want a clear picture of your home's insurability, we're happy to walk you through what we find and what it might mean for your coverage. This article is for general educational purposes and isn't insurance advice. Always confirm specific underwriting requirements with your insurance provider or agent.

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