Home Inspection Overview
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Home Inspection Overview
A home inspection is one of the smartest steps you can take in the home buying process. While an appraisal determines a home’s market value for the lender, a home inspection evaluates the property’s condition—helping you make confident decisions.
Inspections aren’t required by lenders, but they’re highly recommended for buyers and increasingly used by sellers to prepare before listing—especially across Hampton Roads, where ages, styles, and systems vary by neighborhood and property type.
Key difference: An appraiser answers “What’s it worth?” while an inspector answers “What shape is it in?”.
What a Home Inspection Covers
Structural Elements
- Foundation, basement, and crawlspace
- Roof, attic, insulation, and ventilation
- Walls, ceilings, windows, and doors
Systems & Safety
- Electrical wiring, panels, outlets
- Plumbing pipes, fixtures, water heater
- Heating & cooling systems (HVAC)
- Smoke/CO detectors, stairs, handrails
Environmental Concerns
- Moisture indications and ventilation conditions
- Termites & wood-destroying insects (separate WDI report if ordered)
- Radon (if separately tested)
Exterior & Grounds
- Siding, grading, and drainage observations
- Decks, porches, and patios
- Garage and driveway
Sources:
• InterNACHI — Standards of Practice
• ASHI — Standards of Practice
What a Home Inspection Does Not Cover
Inspections are thorough, but they’re not unlimited. Inspectors focus on visible, accessible, and functional systems. Common exclusions include:
- Cosmetic details: Paint colors, décor, or minor wear-and-tear
- Hidden/inaccessible areas: Inside walls, underground/septic lines (unless separately scoped)
- Environmental hazards: Mold, asbestos, lead, or radon require separate tests
- Pest inspections: WDI/termite is a separate service in Virginia
- Code compliance or warranties: Inspectors assess condition/safety, not code or lifespan guarantees
- Special systems: Pools/spas, chimneys, sewer lines typically need specialized evaluations
Local tip: Your inspector may recommend specialty evaluations (e.g., WDI, radon, chimney, sewer scope) based on the property’s age, systems, or location.
Sources:
• InterNACHI — Standards of Practice
• ASHI — Standards of Practice
• CFPB — What is a Home Inspection?
Buyer’s Guide to Home Inspections
As a buyer, your home inspection is more than a checklist — it’s your chance to understand the property before closing. Here’s how inspections work and what to expect:
When Inspections Happen
- Inspection rights and deadlines are defined in your executed purchase agreement and any inspection addendum.
- During your contingency period, you may inspect, request repairs, negotiate credits, release, or terminate as provided by your contract.
Inspection Costs
- General inspection: $400–$700+ depending on size and age.
- Add-ons: WDI/termite, radon, sewer scope, and chimney are separate services.
Note: Actual pricing varies by provider, home size/age, and scope. Confirm quotes and scope in writing with your inspector(s).
Specialty Inspections Worth Considering
- Radon testing (per EPA guidance) and Wood Destroying Insect (WDI) reports where applicable.
- Moisture & Crawlspace checks; Chimney (Level II when indicated); Sewer scope for older properties.
Reading the Inspection Report
- Reports can be lengthy; many items are maintenance notes, not deal breakers.
- Inspectors often flag by severity (e.g., safety, major, minor, maintenance).
- As your REALTOR®, I’ll help you separate “must-address” from “nice-to-address” and negotiate accordingly.
Sources:
• InterNACHI — Standards of Practice
• ASHI — Standards of Practice
• CFPB — What is a Home Inspection?
Seller’s Guide to Home Inspections
For sellers, the inspection can feel like the most sensitive step. With preparation and strategy, you can move through this phase confidently—and keep your timeline on track.
Why Inspections Matter for Sellers
- Buyers use inspections to evaluate condition and request repairs or credits.
- Late surprises can delay closing or reduce net—early preparation helps you stay in control.
Should You Get a Pre-Listing Inspection?
- Pros: Identifies issues early, builds buyer confidence, shortens negotiations.
- Cons: Findings may need to be disclosed even if you don’t repair them.
- Best use: Older homes, unique properties, or when selling “as-is.”
How to Prepare for the Buyer’s Inspection
- Access: Unlock attic/crawlspace, garage, electrical panels, utility closets, and gates.
- Maintenance: Replace filters, test smoke/CO detectors, secure loose handrails, address simple safety items.
- Repairs: Fix leaks, clean gutters, service HVAC where appropriate.
- Clean & declutter: Clear mechanicals and key areas for easy viewing.
- Documentation: Receipts, warranties, permits—organized and ready.
How Sellers Should Respond to Findings
- Negotiate smart: Focus on material defects impacting safety or function.
- Credits vs. repairs: Credits can simplify scheduling before settlement.
- Stay contract-true: Only items agreed in writing are enforceable.
Important: Rights, deadlines, and next steps are governed by your executed purchase agreement and inspection addendum—use the contract as your source of truth.
Sources:
• InterNACHI — Standards of Practice
• ASHI — Standards of Practice
• CFPB — Home Inspection Guidance
Hampton Roads Inspection Nuances
Every region has its quirks. Here in Hampton Roads, inspectors may emphasize themes tied to coastal climate, age of housing, and property type.
Historic Homes
- Older wiring/plumbing and aging materials may warrant specialist evaluations.
- Lead-based paint considerations apply to pre-1978 homes per federal rules.
Coastal & Waterfront Properties
- Moisture and ventilation conditions are often reviewed in crawlspaces, basements, and attics.
- Seawalls, docks, and resiliency features (impact glass, strapping, flood vents) may need specialist evaluation.
Termite & Pest Activity
- Separate Wood Destroying Insect (WDI) reports are frequently ordered alongside general inspections.
- Treatment records or warranties can streamline buyer diligence.
Local advantage: I help clients anticipate specialty evaluations (e.g., WDI, moisture, chimney, sewer scope) where they’re appropriate for the property and contract.
Sources:
• EPA — Lead-Based Paint Disclosure
• FEMA — Flood Map Service Center
Home Inspection FAQs
An inspection isn’t required by the loan program, but both VA and FHA strongly encourage it. Appraisals verify value and certain program criteria, but a home inspection evaluates overall condition.
General inspections often start around $400–$700+ based on property size and age; specialized tests (WDI, radon, sewer scope, chimney) are separate services. Confirm scope and pricing in writing.
Yes—attending helps you hear findings directly and ask clarifying questions about maintenance and safety.
Requests, credits, releases, or termination are handled according to your executed purchase agreement and inspection addendum. Only items agreed in writing are enforceable.
Sources:
• CFPB — What is a Home Inspection?
• ASHI — Standards of Practice
How the Inspection Contingency Works in Hampton Roads
In Hampton Roads, many transactions use REIN (Real Estate Information Network) contracts. The inspection addendum gives buyers the right to order inspections and respond per the contract. Key points:
What Buyers Can Order
- General home inspection (by a DPOR-licensed inspector)
- EIFS and lead-based paint assessments where applicable
- Specific trade inspections (electrical, plumbing, HVAC, roofing)
- “Other inspections” the parties agree to in writing
Deadlines & Responses
- Inspection rights, deadlines, and required forms are defined by the executed purchase agreement and addenda.
- Only items included in a mutually signed repair agreement (e.g., Removal Addendum) are enforceable.
Important: Always rely on your executed purchase agreement and inspection addendum for controlling steps, dates, and documents.
Source: REIN (Hampton Roads) contract forms and inspection addenda as executed between the parties.
Types of Inspections Buyers May Order in Hampton Roads
REIN contracts allow buyers to order inspections and respond per the written agreement. Some are referenced in the forms; others are optional add-ons elected by the buyer.
Contract-Referenced Inspections
- Home Inspection — DPOR-licensed inspector
- EIFS Inspection — if applicable
- Lead-Based Paint Assessment — for pre-1978 homes
- Specific Trade Inspections — electrical, plumbing, HVAC, roofing, etc.
- Other Inspections — allowed when agreed in writing
- WDI/Moisture Reports — by licensed pest control operator
- Well/Water & Septic — if applicable
- Final Walk-Through — verify condition before settlement
Optional Specialty Inspections
- Pool or hot tub; Chimney/Fireplace; Sewer scope
- Radon testing; Mold/IAQ assessment; Structural engineer
- Roof/HVAC specialists; Electrical/Plumbing diagnostics
- Underground storage tank scan; Irrigation/Backflow; Well yield/flow (if on well)
Note: Scope, access, and deadlines are governed by the executed purchase agreement and any inspection addendum.
Sources:
• REIN Property Inspection Contingency Addendum and Purchase Agreement (as executed by the parties)
• CFPB — What is a Home Inspection?
Contract-Related Inspections — Click to Learn More
Summaries reflect how inspections are referenced in the REIN (Hampton Roads) contract forms. Rights, responsibilities, and deadlines are defined in the executed purchase agreement and addenda.
General Home Inspection (click to expand)
- DPOR-licensed inspector; visible, accessible components and systems
- Condition/safety observations; not code compliance or warranty
- Findings documented for any written repair requests
- If waived, a full inspection isn’t performed at walk-through
EIFS (Exterior Insulation & Finish System) (click to expand)
- Qualified professional; condo rights may be limited by association documents
- Evaluates cladding details related to that system
Lead-Based Paint Assessment (pre-1978) (click to expand)
- Federal disclosure + optional risk assessment/inspection
- Assesses presence of lead/lead hazards under proper protocols
Specific Trade Inspections (click to expand)
- DPOR-licensed trades (electrical, plumbing, HVAC, roofing, etc.)
- May include a licensed contractor view of systems
“Other Inspections” (Addendum) (click to expand)
- Buyer-elected with agreement; scope and access per contract
- Examples: radon, chimney, sewer scope, mold/IAQ, structural engineer
WDI & Moisture Reports (click to expand)
- Licensed pest operator; visible infestation/unrepaired damage
- Moisture observations in accessible substructures
Well/Water & Septic (if applicable) (click to expand)
- Potability tests; septic evaluated by appropriate licensed professional
- Remedies handled per contract and any caps
Final Walk-Through (click to expand)
- Verify substantially same condition and working systems/appliances
- Utilities on for checks; not a substitute for full inspection
Sources:
• REIN inspection addendum & purchase agreement (as executed)
• FHA 4000.1 · VA Lender’s Handbook
Inspection rights, responsibilities, and deadlines are defined in the executed purchase agreement and addenda. Always consult your signed contract for governing terms.
Optional Specialty Inspections — Click to Learn More
These inspections are not listed as separate line items in the REIN forms, but buyers may elect them under the “Other Inspections” allowance in the inspection addendum.
Pool / Hot Tub Inspection (click to expand)
- Shell/liner/plaster, coping, decking, pumps/filters/heaters, safety barriers
- May include leak detection or electrical bonding verification
Chimney / Fireplace Inspection (click to expand)
- Level I visual or Level II camera evaluation by a qualified provider
- Assesses flues, liners, caps, draft, and maintenance needs
Sewer Scope (Main Drain Line) (click to expand)
- Camera inspection to identify blockages, root intrusion, breaks, or material failure
Radon Testing (click to expand)
- Short-term devices measure indoor concentration; follows EPA protocols
Mold / Indoor Air Quality (IAQ) (click to expand)
- Moisture mapping and/or sampling; lab analysis when indicated
- Focus on sources and corrective steps
Structural Engineer Evaluation (click to expand)
- PE review of foundation or framing concerns; may produce a stamped letter
Roof / HVAC / Electrical / Plumbing Specialists (click to expand)
- Deeper diagnostics by licensed trades when a general inspection refers out
Underground Storage Tank (UST) Scan (click to expand)
- Non-invasive locating methods for potential underground tanks
Irrigation / Backflow; Well Yield (if on well) (click to expand)
- Irrigation function/backflow verification; well yield/flow testing separate from potability
Sources (general):
• U.S. EPA — Radon ·
CDC — Mold ·
CSIA — Chimney Safety Institute of America
Optional inspections are elected by the buyer and coordinated per the executed inspection addendum. Results and any requests must be documented in writing to be considered.
Seller FAQ: Inspections in Hampton Roads
Buyers generally select and pay for inspections they order. Certain lender-related inspections and any agreed repairs/treatments are handled as specified in the executed purchase agreement and addenda.
No. Only items mutually agreed to in a signed repair agreement (e.g., Removal Addendum) are enforceable. Items not included are typically waived unless required by the lender or applicable law.
Rights and remedies depend on the deadlines and procedures in the executed purchase agreement and inspection addendum. If termination is per contract, the deposit is generally returned; otherwise, the contract governs disposition.
Items affecting health, safety, or soundness—such as deteriorated lead-based paint (pre-1978), confirmed water intrusion or WDI damage, non-functional essential systems, or roof leaks—per loan program guidance and appraisal findings.
Clear access to attic/crawlspace, panels, and gates; replace filters; test smoke/CO detectors; address simple safety items where feasible; gather receipts, warranties, permits, and termite treatment records.
Sources:
• CFPB — What is a Home Inspection?
• ASHI — Standards of Practice
• For program expectations: FHA 4000.1, VA Handbook
Buyer FAQ: Inspections in Hampton Roads
Inspections aren’t legally required, but they’re strongly advised to evaluate condition and inform decisions. Appraisals and inspections serve different purposes.
Buyers select a licensed inspector and pay the fee. General inspections often start around $400–$700+, with optional specialty inspections as separate services.
Requests, credits, release, or termination follow the executed purchase agreement and the inspection addendum. Only items agreed in writing are enforceable.
Yes—attending helps you understand findings directly and ask clarifying questions about safety, systems, and maintenance.
Sources:
• CFPB — What is a Home Inspection?
• ASHI — Standards of Practice
• InterNACHI — Standards of Practice
Want a calm, confident inspection process?
I’ll help you choose the right inspections, interpret the findings, and negotiate what matters—without the stress.
Content is educational and general in nature. Inspection rights, responsibilities, and deadlines are defined by your executed purchase agreement and addenda. REALTOR® is a registered collective membership mark.
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