Before Inspection Day
Preparation starts before the inspector arrives. Taking these steps helps ensure a thorough, productive inspection.
Step 1: Schedule Appropriately
Block 2-3 hours for the inspection itself, plus 30-60 minutes afterward to discuss findings with your inspector. Avoid scheduling other appointments immediately before or after. Atlanta traffic can be unpredictable, so give yourself buffer time.
Step 2: Request Seller Preparation
Through your agent, request that sellers:
- Ensure all utilities (gas, electric, water) are on
- Clear access to electrical panels, water heaters, and HVAC equipment
- Unlock any outbuildings, gates, or secured areas
- Ensure attic and crawlspace access points are accessible
- Remove pets or secure them away from the home
- Disable or provide codes for alarm systems
Step 3: Research the Home
Before inspection, gather information about the property:
- Review the seller's disclosure statement for known issues
- Note the home's age and any disclosed renovations
- Check Fulton County, DeKalb County, or relevant county records for permit history
- Research the neighborhood for any known issues (flooding, foundation problems)
Step 4: Prepare Your Questions
Write down specific concerns based on the home's characteristics:
- If it's a 1920s bungalow: Ask about electrical system age and foundation condition
- If it has a basement: Ask about water intrusion history
- If it has a crawlspace: Ask about moisture conditions and vapor barrier status
- If built 1978-1995: Ask about polybutylene plumbing
What to Bring
Come prepared with items that will help you participate fully in the inspection.
Essential Items
Notebook and pen: You'll want to take notes, especially when the inspector explains findings. Don't rely on memory.
Smartphone or camera: Take your own photos of areas the inspector highlights. These supplement the inspection report photos.
Measuring tape: If you're thinking about furniture placement or renovations, measuring during inspection is convenient.
Flashlight: A good flashlight helps you see into dark corners, crawlspaces, and attic areas alongside the inspector.
What to Wear
Wear comfortable clothes and closed-toe shoes. You may be climbing into attics, looking into crawlspaces, or walking through unfinished areas. Long pants and a shirt you don't mind getting dusty are appropriate. In summer Atlanta heat, dress in layers since you'll be moving between air-conditioned interior and hot attic/exterior areas.
During the Inspection
Your role during inspection is to observe, ask questions, and learn about the home.
Step 5: Follow Along
The inspector will have a systematic process, typically starting outside and working through the home's systems. Follow along but stay out of the way. The best time to ask questions is when the inspector pauses between areas or at the end—interrupting while they're concentrating may cause them to miss something.
Step 6: Take Notes on Explanations
The written report will document findings, but it won't capture everything the inspector explains verbally. When they point out how the HVAC drain line works or show you where to check for termites annually, write it down. This operational knowledge is valuable for future homeownership.
Step 7: Ask About Severity
Not all findings are equal. Ask the inspector to help you understand which items are:
- Safety concerns requiring immediate attention
- Significant issues affecting value or livability
- Maintenance items typical for the home's age
- Minor defects or cosmetic concerns
Step 8: Look Beyond the Inspection
While the inspector focuses on systems and structure, use this time to evaluate other aspects:
- Cell phone signal strength in different rooms
- Noise from traffic, neighbors, or HVAC systems
- Natural light at this time of day
- Storage space and closet adequacy
After the Inspection
The work continues after the inspector leaves.
Step 9: Debrief Immediately
Before leaving, ask the inspector for a verbal summary of major findings. This helps you process information while it's fresh and identifies the most significant issues to focus on. Many inspectors provide a preliminary summary on-site with the full report following within 24-48 hours.
Step 10: Review the Full Report Carefully
When the written report arrives:
- Read it completely, not just the summary
- Note items where the inspector recommends further evaluation by specialists
- Identify which concerns you want to address in negotiations
- Create a list of items for your agent to discuss with the seller
Step 11: Get Specialist Evaluations
If the inspector recommends further evaluation—structural engineer for foundation concerns, electrician for outdated wiring, HVAC technician for system issues—schedule these promptly. Your inspection contingency period is limited, and specialist evaluations take time to arrange.
Step 12: Discuss with Your Agent
Work with your real estate agent to determine negotiation strategy. In Atlanta's competitive market, the approach varies:
- Some issues warrant repair requests or credits
- Some findings are typical for the home's age and price
- Major unexpected issues might justify renegotiation or walking away
Atlanta-Specific Preparation Tips
Certain inspection considerations are particularly important in Atlanta:
- Crawlspace access: Many Atlanta homes have crawlspaces. Ensure yours is accessible and ask specifically about moisture conditions.
- Termite history: Review any existing termite bonds or treatment history before inspection.
- Tree assessment: Atlanta's mature trees are beautiful but can cause roof damage and foundation issues. Note proximity to the house.
- Drainage patterns: If possible, visit after a rain to observe drainage. Atlanta's clay soil and hilly terrain create drainage challenges.