FAQ

In North Georgia, the biggest red flags are foundation settling, improper grading causing moisture issues, older HVAC systems that can’t heat or cool properly, and roof or plumbing leaks. These issues usually lead to the most expensive repairs if they’re not caught early.

Home inspections aren’t charged by the hour. Inspectors use a flat-fee structure based on square footage, age, foundation type, and add-ons like radon testing. Most homes in North Georgia fall into a predictable price range, and the inspection takes about 2–3 hours regardless of the price.

Yes. A home inspection can reveal safety issues, hidden damage, and expensive repairs that aren’t obvious during a walkthrough. Most buyers in North Georgia save thousands by knowing the true condition of the roof, foundation, HVAC, plumbing, and electrical systems before closing.

Here in Georgia, the buyer almost always pays for the inspection. It gives the buyer an independent evaluation of the home’s condition before moving forward with the purchase.

A home inspection is a full top-to-bottom evaluation of the home’s major systems and structure. I check the roof, attic, HVAC, electrical, plumbing, foundation, exterior, appliances, and the overall safety of the home. You’ll get a detailed, easy-to-read report with photos so you can clearly see what’s working well and what needs attention before moving forward.

Most home inspections take about 2–3 hours, depending on the size, age, and condition of the home. Bigger homes or properties with crawlspaces, pools, or older systems can take a little longer. You’ll still get the full report the same day, with photos and clear explanations of anything I find.

You don’t have to be there, but it’s always a good idea if you can. Walking the home with me at the end lets you see issues firsthand, ask questions, and understand the home better. If you can’t make it, no worries — your report will have clear photos, notes, and explanations so nothing gets missed.

In Georgia, most home inspections range from $350–$500 depending on the size, age, and features of the home. Larger homes or add-on services like radon testing or crawlspace inspections can increase the price. I always give upfront pricing with no hidden fees so you know exactly what to expect.

A standard home inspection doesn’t include things that require invasive work, like opening up walls, moving furniture, or taking apart systems. It also doesn’t cover specialty testing such as mold sampling, radon testing, sewer scopes, or termite inspections unless they’re added on. I’ll still point out anything that looks suspicious and recommend next steps if needed.

No — a home inspection is not a pass or fail. The goal is to document the home’s condition so you know what’s working, what needs repair, and what could become an issue later. Every home has findings, even new construction. The report simply gives you the information you need to negotiate, plan repairs, or move forward with confidence.

Yes — even brand-new homes need an inspection. Builders work fast, subcontractors rotate in and out, and mistakes get covered up before anyone notices. A new construction inspection helps catch issues with the roof, HVAC, electrical, plumbing, insulation, and overall workmanship before you move in or before your 11-month warranty expires. It protects you from paying for problems the builder should fix.

You’ll receive your full inspection report the same day, usually within just a few hours after I finish the inspection. The report includes clear photos, explanations, and easy-to-read summaries so you can quickly understand the home’s condition and move forward with your decision.

Yes — if the roof is safe and accessible, I walk it in person. If it’s too steep, wet, or unsafe to walk, I use a pole camera to capture clear photos of every angle. This still gives you a full roof inspection with detailed pictures, even when I can’t physically get on the surface.

Yes — I check the HVAC system for basic operation, airflow, temperature split, visible defects, and overall condition. I don’t open sealed components or perform a full technician-level service, but I do identify issues like poor cooling, old equipment, safety concerns, and signs the system may need repair or replacement.

Home inspectors look for visible signs of moisture or possible mold, such as staining, musty odors, or damp areas in attics, basements, and bathrooms. A standard inspection doesn’t include lab testing, but if I see anything suspicious, I’ll document it and recommend proper mold testing or remediation if needed.

Radon testing isn’t included in a standard home inspection, but many buyers add it on because radon is common in parts of Georgia. I can set a radon monitor in the home for 48 hours and give you a full report showing the average levels and whether anything needs to be addressed.

Yes — a pre-listing inspection helps sellers find issues before hitting the market. It lets you fix problems ahead of time, avoid surprises during negotiations, and make your home more appealing to buyers. It can even help your home sell faster and with fewer repair requests.

Yes — I use a gas leak detector to check accessible gas lines and connections around appliances like the furnace, water heater, and stove. If I detect a leak or anything unsafe, I document it clearly and recommend repair by a licensed professional right away.

Yes — I inspect the attic for proper insulation, ventilation, roof leaks, structural issues, and any signs of moisture or mold. I also check wiring, ducts, and general safety conditions. The attic can reveal a lot about how the home has been maintained, so it’s an important part of every inspection.

A home inspector will find a lot, but no one can catch every hidden issue. The inspection is a visual, non-invasive check of what can be safely accessed. I look for defects, safety concerns, and anything showing signs of failure, but I can’t see inside walls or sealed systems. Still, the inspection gives you a solid understanding of the home’s overall condition.

No repairs are legally mandatory. The inspection simply shows what needs attention. It’s up to the buyer and seller to negotiate which items get fixed. Most buyers focus on safety issues, major systems, and anything that could cause damage if left unrepaired. The report helps guide that conversation.

Yes — the inspection report is one of the biggest tools buyers use during negotiations. It gives you clear documentation of any issues, so you can request repairs, ask for a credit, or adjust your offer. Sellers often respond better when they can see the problem in photos and understand the safety or cost concerns.

No — Georgia doesn’t require a home inspection by law, but almost every buyer gets one because it protects you from unexpected repairs and hidden issues. Lenders don’t require it either, but skipping the inspection can leave you blind to expensive problems. It’s one of the smartest steps in the whole buying process.

Yes — I inspect the foundation for cracks, settlement, moisture intrusion, grading issues, and anything that might affect the stability of the home. While I can’t see inside the walls or diagnose structural engineering details, I do identify visible concerns and recommend further evaluation if something looks serious.