General Inspection Questions
These questions address the basics of the home inspection process in Atlanta.
How much does a home inspection cost in Atlanta?
Standard home inspections in Atlanta typically range from $350 to $500 for single-family homes up to about 3,000 square feet. Larger homes, older homes, and homes with additional structures (guest houses, detached garages) cost more. Expect to pay $500-750 for homes over 4,000 square feet. Condos typically cost $300-400 due to reduced exterior inspection scope.
How long does a home inspection take?
Most Atlanta home inspections take 2-4 hours. A typical 2,000 square foot home takes about 2.5-3 hours. Larger homes, older homes with more systems to evaluate, and homes with crawlspaces or multiple HVAC zones take longer. Plan to stay for the full inspection if possible.
Should I attend the home inspection?
Yes, attending is highly recommended. While you'll receive a written report, being present lets you see issues firsthand, ask questions, and learn about the home's systems. The walkthrough at the end is particularly valuable for understanding how the home operates.
When should I schedule the inspection?
Schedule as early in your due diligence period as possible. Most Georgia contracts include a 7-14 day due diligence period. Scheduling in the first few days gives you time to get specialist evaluations if the inspection reveals concerns, and time to negotiate before deadlines.
Inspector Qualification Questions
These questions help you find and evaluate qualified inspectors.
Are home inspectors licensed in Georgia?
Yes. Georgia has required home inspector licensing since 1994. Licensed inspectors must complete 120 hours of education, pass state and national exams, and maintain continuing education. You can verify an inspector's license through the Georgia Real Estate Commission's online license search.
What qualifications should I look for?
Beyond state licensing, look for:
- Experience (years in business, number of inspections performed)
- Professional association membership (ASHI, InterNACHI)
- Errors and omissions insurance
- Good online reviews and references
- Familiarity with Atlanta housing types
Can my real estate agent recommend an inspector?
Agents can provide referrals, and many buyers use these recommendations successfully. However, you're free to choose any licensed inspector. Some buyers prefer to find inspectors independently to ensure the inspector's loyalty is entirely to them rather than to an agent relationship.
Termite and Pest Questions
Termite concerns are particularly relevant in Atlanta's climate.
Is termite inspection included in a home inspection?
No. In Georgia, termite inspections (technically Wood Destroying Organism inspections) require separate pest control licensing. Your home inspector can identify visible termite evidence, but the official Georgia Wood Infestation Report must come from a licensed pest control professional.
Is termite inspection required in Atlanta?
Sellers must provide a Wood Infestation Report as part of Georgia disclosure requirements. Most lenders also require a clear termite letter for loan approval. Even in cash transactions, termite inspection is strongly recommended given Atlanta's high termite pressure.
What is a termite bond and should I get one?
A termite bond is a service agreement with a pest control company providing ongoing termite protection. Most include annual inspections and retreatment if termites appear. In Atlanta, termite bonds are common and often transfer to new owners. Having a bond provides peace of mind and may improve resale value.
How much does termite treatment cost?
Initial treatment for an active infestation or preventive treatment typically costs $1,200-2,500 in Atlanta. Annual bond renewals run $150-350. Treatment costs vary based on home size, treatment method (liquid vs. bait), and company.
Specific Findings Questions
These questions address common Atlanta inspection findings.
My inspection found crawlspace moisture. How serious is this?
It depends on severity. Minor moisture is common in Atlanta crawlspaces. Serious concerns include standing water, visible mold growth, wood decay in floor joists, or relative humidity consistently above 60%. Many Atlanta homes benefit from crawlspace encapsulation, which typically costs $5,000-12,000 but effectively controls moisture long-term.
The inspector found foundation cracks. Should I walk away?
Not necessarily. Hairline cracks and minor settling are normal in Atlanta's clay soil. Concerning signs include cracks wider than 1/4 inch, horizontal cracks in block or brick, doors and windows that don't operate properly, and visible floor slopes. If your inspector recommends structural engineer evaluation, get one before making decisions.
How old should the roof be before I worry about it?
Standard asphalt shingle roofs in Atlanta last 15-25 years depending on quality and conditions. A 15-year-old roof isn't necessarily a problem if it's been maintained. Signs of concern include missing or curling shingles, granule loss (dark spots in gutters), multiple layers of roofing, and visible sagging. Hail damage can shorten roof life unexpectedly.
What are HVAC red flags in Atlanta?
Systems over 15 years old are nearing end of life. Warning signs include: systems that short-cycle (run briefly, shut off, restart frequently), visible rust or damage on equipment, unusual noises during operation, and mismatched indoor/outdoor units suggesting piecemeal replacement. Atlanta's climate works HVAC systems hard, so age matters.
Process and Negotiation Questions
These questions address what happens after inspection.
What happens after the inspection?
You'll receive a written report within 24-48 hours. Review it, prioritize concerns, and work with your agent to determine what, if anything, to request from the seller. Common requests include repairs, credits, or price reductions for significant findings.
Can I ask the seller to fix everything on the inspection report?
You can ask, but expecting the seller to address every finding is unreasonable. Focus on safety issues, significant defects, and items that weren't disclosed or expected. Cosmetic issues, minor maintenance, and normal wear typically aren't negotiation items.
What if the seller won't make repairs?
You have options: accept the property as-is, negotiate further (perhaps a price reduction instead of repairs), or terminate the contract during your due diligence period. Your agent can help you evaluate which response makes sense based on the findings and market conditions.
Can I get my earnest money back if I don't like the inspection results?
In Georgia, if you terminate during your due diligence period, you typically get your earnest money back. The due diligence period is specifically designed to let buyers investigate the property and decide whether to proceed. After that period expires, termination rights become more limited.
Additional Inspection Questions
These questions address specialized inspections beyond the standard home inspection.
Should I get a sewer line inspection?
Sewer scope inspections ($200-400) are increasingly recommended in Atlanta, particularly for older homes. Atlanta's aging sewer infrastructure and mature trees mean root intrusion and pipe deterioration are common. Finding a $10,000 sewer problem after closing is far worse than spending $300 beforehand.
Is radon testing necessary in Atlanta?
Atlanta area radon levels vary by location. Testing is recommended, especially for homes with basements or significant below-grade living space. Radon tests cost $150-200 and take 48 hours. If elevated levels are found, mitigation systems typically cost $800-1,500.
What about pool inspections?
If the home has a pool, a separate pool inspection ($150-300) is recommended. Pool inspectors evaluate equipment condition, surface condition, deck safety, and code compliance. Pool repairs can be expensive, so knowing the condition upfront is valuable.