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 dives deep into the property’s condition — uncovering potential issues that could affect safety, functionality, or future costs.

Inspections aren’t required by lenders, but they are highly recommended for buyers and increasingly used by sellers to prepare a property before listing. In Hampton Roads, where homes range from historic Norfolk properties to coastal Virginia Beach condos, inspections give peace of mind in a competitive market.

Key difference: An appraiser answers “What’s it worth?” while an inspector answers “What shape is it in?”

What a Home Inspection Does Not Cover

Inspections are thorough, but they’re not unlimited. Inspectors focus on visible, accessible, and functional systems. Here’s what’s usually outside the scope:

Cosmetic details: Paint colors, décor, scratches, or minor wear-and-tear don’t factor into an inspection report.
Hidden or inaccessible areas: Walls, underground plumbing, septic tanks, wells, and sewer lines aren’t inspected unless specialty testing is ordered.
Environmental hazards: Mold, asbestos, lead paint, and radon typically require separate, specialized testing (though inspectors may flag visible concerns).
Pest and termite inspections: These are often separate in Virginia and critical in Hampton Roads due to high termite prevalence.
Code compliance: Inspectors assess safety and function, not whether every feature meets current building code.
Life expectancy guarantees: Inspectors won’t predict exact years left on a roof, HVAC, or appliances — only note current condition and visible concerns.
Swimming pools, spas, septic, chimneys: Require specialty inspections beyond the general scope.

Local tip: In Hampton Roads, moisture in crawlspaces and evidence of termites are common findings. A general inspector may recommend a separate WDI (Wood Destroying Insect) inspection or a licensed contractor evaluation. Smart buyers budget for these extras.

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 in Virginia and what to expect:

When Inspections Happen

Most contracts in Virginia include a home inspection contingency, usually within 7–10 days after ratified contract.
During this period, you can inspect, request repairs, negotiate credits, or cancel if major concerns arise.

Typical Costs in Hampton Roads

General inspection: $400–$700+ depending on size and age of home.
Add-ons: Termite ($75–$150), Radon ($100–$200), Sewer scope ($150–$300), Chimney ($100–$250).
Older homes or waterfront properties may require multiple specialty inspections.

Specialty Inspections Worth Considering

Wood Destroying Insect (WDI): Termites are common in our region; most lenders require it.
Moisture & Crawlspace checks: Coastal humidity means damp crawlspaces are a frequent concern.
Chimney & Fireplace: Many older Norfolk homes need a Level 2 chimney inspection.

Reading the Inspection Report

Reports can be 30–70+ pages long. Don’t panic — many items are maintenance notes, not deal breakers.
Inspectors flag items by severity: Safety, Major Defect, Minor Defect, Maintenance.
As your REALTOR®, I’ll help you separate “must-fix” from “nice-to-have” and negotiate accordingly.

Local tip: In Hampton Roads, crawlspace moisture, roof age, and HVAC condition are among the top issues flagged. Knowing how to navigate these makes the difference between closing smoothly and a deal falling apart.

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 stressful part of the transaction. The good news? With preparation and strategy, you can move through this step with confidence — and even use it to strengthen your position.

Why Inspections Matter for Sellers

Buyers use inspections to confirm condition and negotiate repairs or credits.
Surprises discovered late can delay closing, reduce your net, or cause deals to fall apart.
A proactive approach helps you stay in control.

Should You Get a Pre-Listing Inspection?

Pros: Identifies issues early, builds buyer confidence, shortens negotiation timelines.
Cons: You may be required to disclose all findings, 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, and utility closets.
Maintenance: Replace filters, tighten loose handrails, install missing outlet covers, test smoke/CO detectors.
Repairs: Fix leaks, patch roof shingles, clear gutters, service HVAC.
Clean & declutter: A tidy home helps the inspector focus on systems, not clutter.
Paperwork: Gather receipts, warranties, permits — show care and value.

How Sellers Should Respond to Findings

Negotiate smart: Focus on material defects (roof, HVAC, foundation, electrical hazards).
Credits vs. repairs: Offering a credit can be easier than rushing repairs before closing.
Stay calm: Every inspection finds issues — the key is prioritizing what impacts safety and loan approval.

Local tip: In Hampton Roads, moisture in crawlspaces and termite activity are common. Addressing these upfront prevents costly last-minute negotiations.

Sources:
• InterNACHI — Standards of Practice
• ASHI — Standards of Practice
• CFPB — Home Inspection Guidance

Types of Inspections Buyers May Order in Hampton Roads

In Hampton Roads, the REIN (Real Estate Information Network) contracts give buyers the right to order inspections and negotiate based on the results. Some inspections are specifically referenced in the contract forms, while others are optional add-ons a buyer may choose at their discretion.

Contract-Referenced Inspections (per REIN forms)

Home Inspection — by a Virginia DPOR–licensed home inspector.
EIFS (Exterior Insulation & Finish System) Inspection — if applicable.
Lead-Based Paint Inspection — for pre-1978 homes, per federal law.
Specific Inspections by Licensed Contractors/Trades — roofing, plumbing, HVAC, electrical, etc.
Other Inspections — contract allows buyers to add “other inspections” as agreed.
Wood Destroying Insect (WDI) & Moisture Report — provided by a licensed pest control operator (purchase agreement section).
Well/Water Quality & Septic Inspections — if applicable, to confirm potable water and system function.
Final Walk-Through — to confirm property is in substantially the same condition and systems are working before settlement.

Optional Specialty Inspections

Pool or hot tub inspection
Chimney inspection
Sewer scope (especially in older properties)
Radon testing
Mold or indoor air quality testing
Structural engineer evaluation
Pest inspections beyond termites (rodents, wildlife, etc.)

Important: Inspection rights, responsibilities, and deadlines are defined in the executed purchase agreement and addenda. Buyers should always consult their REALTOR® and the written contract for guidance.

Sources:
• REIN Property Inspection Contingency Addendum (PAA-7, Rev. 07/2020)
• REIN Standard Purchase Agreement (2025 Rev.)
• CFPB — What is a Home Inspection?

Types of Inspections -Deeper Dive

Contract-Related Inspections — Click to Learn More

These 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 any attached addenda.

General Home Inspection

Performed by a Virginia DPOR-licensed home inspector to assess visible, accessible components and systems.
Scope focuses on condition and safety observations; it is not a code compliance review nor a warranty.
Findings are documented in a written report a buyer may use to request repairs via a signed addendum.
If waived, a home inspector is not permitted to conduct a full inspection at walk-through beyond the contract terms.

EIFS (Exterior Insulation & Finish System) Inspection

Optional when applicable; conducted by a qualified professional with EIFS experience.
If the property is a condominium, rights to inspect may be limited by association documents.
Intent is to evaluate EIFS cladding and any related moisture concerns associated with that system.

Lead-Based Paint Assessment (pre-1978 homes)

Available for homes built before 1978; federal law requires disclosure and allows for risk assessment/inspection.
Assesses presence of lead-based paint and/or lead hazards; results may inform repair/abatement discussions.
This is separate from general inspection and may involve specialized testing protocols.

Specific Trade Inspections (Licensed Contractors/Trades)

Buyer may engage DPOR-licensed trades (e.g., electrician, plumber, roofer, HVAC) to further evaluate noted concerns.
May also involve a licensed contractor if inspecting the entire property’s systems from a contractor’s perspective.
These are supplemental to a general home inspection and are buyer-ordered/buyer-paid unless otherwise agreed.

“Other Inspections” (as allowed in the Addendum)

The REIN addendum allows buyers to include additional inspections by agreement.
Examples include radon testing, chimney inspection, sewer scope, mold/IAQ sampling, structural engineer evaluations, etc.
Scope, access, and logistics are coordinated per the contract and addenda.

Wood Destroying Insect (WDI) & Moisture Reports

Reports provided by a licensed pest control operator, covering visible infestation and visible unrepaired damage per the agreement.
Moisture report addresses readily accessible substructure areas for standing water, visible moisture damage, or wood-destroying fungi.
Treatment/repairs, if required by the contract or lender, are handled per the agreement’s cost-cap and process provisions.

Well/Water Quality & Septic Inspections (if applicable)

Water potability testing may be obtained from an approved authority or acceptable private lab/service.
Septic evaluation by an accredited septic system inspector or licensed operator/installer/soil evaluator, as defined in Virginia law and the contract.
If issues are identified, the agreement outlines responsibility and timing for remediation subject to any cap.

Final Walk-Through (Prior to Settlement)

Buyer verifies property is in substantially the same condition as at contract and that agreed systems/appliances are in working order.
Utilities must be on for functional checks; any non-working items are addressed per the agreement (subject to any cap or waivers).
This is not a substitute for a full home inspection and follows the contract’s limitations.

Sources:
• REIN Property Inspection Contingency Addendum (PAA-7, Rev. 07/2020)
• REIN Standard Purchase Agreement (2025 Rev.)
• Program handbooks as applicable: 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.

Types of Specialty Inspections -Deeper Dive

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. Scope, access, and deadlines are governed by the executed purchase agreement and addenda.

Pool / Hot Tub Inspection

Checks shell/liner/plaster, coping, decking, pumps/filters/heaters, control panels, and safety barriers.
May include leak detection or electrical bonding verification by qualified specialists.
Useful when pools/spas convey as fixtures or are noted in Items to Convey.

Chimney / Fireplace Inspection

Level I visual or Level II camera evaluation of flues/liners, caps, crowns, masonry/metal venting, and clearances.
Assesses draft and notes obstructions, damage, or maintenance needs; typically performed by a certified pro.

Sewer Scope (Main Drain Line Camera)

Camera inspection from the home to the connection point to identify blockages, root intrusion, breaks, or material failure.
Often considered for older properties or when slow drains/backups have been observed.

Radon Testing

Short-term devices measure indoor radon concentration; protocols follow EPA guidance.
Results, if elevated, can inform mitigation decisions and ventilation strategies.

Mold / Indoor Air Quality (IAQ) Assessment

Moisture mapping and/or sampling to evaluate visible growth or conditions conducive to growth.
Focus is on identifying moisture sources and appropriate corrective steps; lab analysis may be added when indicated.

Structural Engineer Evaluation

Licensed PE review of foundation movement, framing, or load-bearing elements when referred by inspector or buyer concern.
May include a stamped letter with recommendations for corrective work.

Roof Specialist / Certification

Assessment of covering, flashing, penetrations, ventilation, and approximate remaining service life by a roofing contractor.
Some insurers/lenders may request a letter regarding condition or useful life.

HVAC Specialist Evaluation

Functional checks beyond a general inspection: refrigerant pressures, temperature split, airflow, combustion safety (where applicable).
Helpful for equipment at or beyond median service life or when performance is in question.

Licensed Electrical / Plumbing Evaluations

Deeper diagnostics of panels, circuits, bonding/grounding; supply/drain systems and fixtures by licensed trades.
Often ordered when a general inspection notes a safety or performance concern.

Underground Storage Tank (UST) Sweep / Environmental Scan

Non-invasive locating methods to identify potential underground tanks or remnants on older properties.
If suspected, further evaluation/closure documentation may be recommended by environmental professionals.

Irrigation / Backflow Inspection

Functional test of zones/heads/valves/controllers and verification of backflow device where present.
Useful when systems convey and seasonal shut-downs/openings may mask condition.

Well Yield / Flow Test (if on private well)

Separate from water potability; evaluates well recovery/production over a defined interval.
Helps inform expectations for household demand and equipment planning.

Sources (general guidance):
• 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.

Hampton Roads Inspection Nuances

Every region has its quirks. Here in Hampton Roads, inspectors focus on a few recurring themes tied to our coastal climate, older housing stock, and military turnover. Knowing these ahead of time helps buyers and sellers stay one step ahead.

Historic Homes

Older wiring (knob-and-tube, aluminum) or plumbing (cast iron, galvanized) are common red flags.
Lead-based paint may be present in pre-1978 homes; FHA/VA loans require remediation if deteriorated paint is found.
Plaster walls, historic windows, and chimneys may need specialist evaluations.

Coastal & Waterfront Properties

Moisture and humidity often affect crawlspaces, basements, and attics — inspectors frequently flag dampness, wood rot, or mold.
Seawalls, docks, and storm-resiliency features (impact glass, hurricane strapping, flood vents) may require additional inspections.
Flood zones mean Elevation Certificates and flood insurance quotes are essential in buyer due diligence.

Termite & Pest Activity

Hampton Roads is in a high-risk zone for termites and wood-destroying insects (WDI).
Most lenders require a separate WDI inspection, even if a general inspector doesn’t include it.
Sellers benefit from having termite treatment records or warranties ready to share.

Military Turnover & Rapid Resales

Frequent PCS moves mean homes often change hands quickly — inspectors may see deferred maintenance if owners relocated on short timelines.
Buyers should expect thorough reports and sellers should prepare with updated service records.

Local advantage: As a Hampton Roads REALTOR®, I help clients anticipate these common findings. Whether it’s crawlspace moisture in Norfolk, a termite letter in Chesapeake, or flood insurance in Virginia Beach, preparation is key to smooth negotiations.

Sources:
• EPA — Lead-Based Paint Disclosure Rules
• HUD FHA Handbook 4000.1 — Inspection Requirements
• Virginia Termite Risk Maps
• FEMA Flood Map Service Center

FAQs

Home Inspection FAQs

Q: Do I need a home inspection for a VA or FHA loan?

A home inspection is not required by lenders, but both VA and FHA strongly encourage them. These loans still require appraisals with minimum property requirements, but inspections go deeper into condition.

Q: How much does a home inspection cost in Hampton Roads?

Most inspections run $400–$700+, depending on home size and age. Add-on tests like termites ($75–$150), radon ($100–$200), or sewer scopes ($150–$300) are common here.

Q: How long does a home inspection take?

Plan for 2–4 hours depending on property size, systems, and condition. Larger historic homes in Norfolk or waterfront properties in Virginia Beach can take longer due to complexity.

Q: Can I attend my home inspection?

Yes — buyers are encouraged to attend. Inspectors walk through findings in real-time, giving context beyond the written report.

Q: What happens if the inspector finds problems?

Most inspections uncover issues. Buyers can request repairs, ask for credits, or accept as-is. Sellers often agree to address major safety or system concerns to keep the deal moving.

Q: Is a home inspection required in Virginia?

No, inspections are not legally required, but the Virginia Residential Property Disclosure Act states sellers make limited disclosures — so buyers protect themselves by hiring a licensed inspector.

Sources:
• CFPB — What is a Home Inspection?
• Virginia Residential Property Disclosure Act
• InterNACHI Standards of Practice

How the Inspection Contingency Works in Hampton Roads

In Hampton Roads, most real estate transactions use the REIN (Real Estate Information Network) contracts. These contracts include a Property Inspection Contingency Addendum, which gives buyers the right to order inspections and negotiate repairs. Here’s how the process works:

Types of Inspections Buyers Can Order

General home inspection (must be performed by a DPOR-licensed inspector in Virginia).
Specific trade inspections if needed (roofing, plumbing, HVAC, electrical).
Environmental or specialty inspections: radon, mold, septic, well, lead-based paint, EIFS (synthetic stucco), chimney, sewer scope.
Separate Wood Destroying Insect (WDI) and moisture inspections are also common and may be required by the lender.

Deadlines & Contingency Period

The buyer has a set number of days (negotiated in the contract) after ratification to complete inspections and respond.
By the deadline, the buyer must submit one of the following:
- Removal Addendum — listing requested repairs or credits.
- Release — removing the contingency with no repair requests.
- Termination — withdrawing from the contract due to findings.
If no response is provided by the deadline, the inspection contingency is automatically considered satisfied (waived).

Negotiation & Next Steps

Once a Removal Addendum is submitted, the buyer and seller typically have 5 days to negotiate repairs or credits.
If no agreement is reached, the buyer may terminate within 1 additional day, or either party may terminate after that negotiation window closes.
Only items listed in the final signed Removal Addendum are enforceable — all other inspection concerns are considered waived unless lender-required.

Who Pays for What

Buyers pay for inspections they order and are responsible for any damage caused during inspections.
Sellers are typically responsible for lender-required repairs (e.g., VA/FHA minimum property standards), termite/moisture treatment, and ensuring systems are in substantially the same condition as of settlement.

Local insight: In Hampton Roads, crawlspace moisture and termite activity are the top issues flagged. Knowing how the inspection contingency works helps both buyers and sellers prepare and negotiate fairly — and keeps deals moving forward.

Source:
• REIN (Real Estate Information Network) — Property Inspection Contingency Addendum (PAA-7, Rev. 07/2020)
• REIN Standard Purchase Agreement (2025 Rev.)

Seller FAQ: Inspections in Hampton Roads

Q: Who pays for the inspection itself?

Buyers generally select and pay for the inspections they order. Certain lender-related inspections and any agreed repairs or treatments are handled as specified in your executed purchase agreement and addenda.

Q: Am I required to fix everything on the report?

No. Buyers may request repairs, but only items mutually agreed to in a signed Removal Addendum (or other written agreement) are enforceable. Items not included in the final agreement are typically waived unless specifically required by the lender or applicable law.

Q: What if the buyer terminates after inspections?

Rights and remedies depend on the deadlines and procedures in your executed purchase agreement and inspection addendum. If a buyer terminates in accordance with those terms, their deposit is generally returned; otherwise, contract provisions govern deposit disposition. Always rely on the written contract dates and processes.

Q: What types of repairs do lenders most often require?

Items impacting health, safety, or soundness—e.g., deteriorated lead-based paint (pre-1978), confirmed water intrusion or wood-destroying insect damage, non-functional or unsafe electrical/HVAC, roof leaks—may be required per loan program guidelines and the appraisal report.

Q: How should I prepare for the buyer’s inspection?

Provide clear access to attic, crawlspace, electrical panels, utility closets, and exterior gates; replace filters; test smoke/CO detectors; address obvious safety items where feasible; and gather receipts, warranties, permits, and any termite treatment or service records.

Important: Timeframes, responsibilities, and next steps are negotiated and controlled by your executed purchase agreement and any attached addenda. Use the contract—not general guidance—as your authority.

Sources:
• CFPB — What is a Home Inspection?
• ASHI — Standards of Practice
• InterNACHI — Standards of Practice
• For loan-specific repair expectations, consult the applicable program handbook (e.g., FHA 4000.1, VA Lender’s Handbook).

Buyer FAQ: Inspections in Hampton Roads

Q: Do I have to get a home inspection?

Inspections aren’t legally required by lenders or the state, but they’re strongly advised to evaluate a home’s condition and inform your decisions. Inspections are a buyer-ordered service and independent of the appraisal.

Q: Who chooses and pays for the inspection?

Buyers select a licensed inspector and pay the fee. General inspections commonly start around $400–$700+ based on property size/age. Optional specialty inspections (e.g., WDI, radon, chimney, sewer scope) are separate services.

Q: What happens if the inspector finds issues?

Your options (request repairs, negotiate credits, release, or terminate) are defined in your executed purchase agreement and any inspection addendum. Only items formally agreed to in writing (e.g., a signed Removal Addendum) are enforceable.

Q: How much time do I have to complete inspections?

Inspection timelines are negotiated and stated in your executed purchase agreement/addenda. Always check your contract for your exact deadline and the required steps to preserve your rights.

Q: Can I attend my inspection?

Yes. Attending helps you understand findings directly from the inspector and ask clarifying questions about maintenance and safety.

Q: Will the inspector tell me whether to buy?

Inspectors provide objective condition findings rather than advice to buy or not buy. As your REALTOR®, I help you interpret what’s urgent, what’s negotiable, and what’s normal maintenance.

Important: Rights, deadlines, and procedures are unique to each transaction and controlled by your executed purchase agreement and addenda. Use those documents as your source of truth.

Sources:
• CFPB — What is a Home Inspection?
• ASHI — Standards of Practice
• InterNACHI — Standards of Practice

© Jennifer Dawn Real Estate. REALTOR® is a registered collective membership mark identifying real estate professionals who subscribe to the National Association of REALTORS® Code of Ethics.
Equal Housing Opportunity. This content is provided for general educational purposes only and should not be relied upon as legal or financial advice.

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Licensed REALTOR in Virginia. The information on this website is provided "as is" and is for informational purposes only. While I strive for accuracy and timeliness, errors may occur, and I make no guarantees regarding completeness, accuracy, or usefulness. This content should not be considered legal, tax, or financial advice—always consult a qualified professional before making decisions.

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