What Happens During a Home Inspection?

If you are buying a home in Georgia, the home inspection is one of the most important steps in the process. It is your opportunity to learn exactly what you are getting into before you commit to the purchase. But if you have never been through one before, you may wonder what actually happens during those few hours the inspector spends at the property.

Here is a complete walkthrough of what a home inspection covers, how long it takes, what you should do during the inspection, and what happens after the report comes in.

What Does a Home Inspector Check?

A licensed home inspector conducts a thorough visual examination of the property's accessible areas and major systems. While inspectors cannot see behind walls or under concrete slabs without destructive testing, they can identify a wide range of issues from visible signs. Here is what a standard Georgia home inspection covers.

Structure and Foundation

The inspector examines the foundation for cracks, settlement, water damage, or signs of movement. They check the crawlspace or basement for moisture, ventilation, and insulation. They look at the floor joists, subflooring, and load-bearing walls for any structural concerns. Foundation issues are among the most serious findings an inspection can reveal, and they can significantly affect the value and safety of the home.

Roof

The inspector evaluates the roof covering (shingles, tiles, or metal), flashing, gutters, downspouts, and ventilation. They look for signs of leaks, missing or damaged shingles, improper flashing, and gutter issues. Depending on the roof's pitch and accessibility, the inspector may walk the roof, inspect from a ladder at the eaves, or use a drone to get a closer look. The approximate age of the roof is noted, which is important because a roof nearing the end of its life expectancy (typically 20 to 30 years for asphalt shingles) is a common negotiation point.

HVAC System

The heating, ventilation, and air conditioning system is inspected for functionality, age, and condition. The inspector checks the furnace or heat pump, air conditioner, ductwork, thermostat, and visible components. They note the approximate age of the equipment, which is important because HVAC systems have a typical lifespan of 15 to 20 years. They also check for proper temperature differentials, which indicates whether the system is cooling and heating effectively.

Plumbing

The inspector checks all visible plumbing: pipes, fixtures, water heater, drains, and vents. They look for leaks, corrosion, water pressure issues, and signs of past or present leaks. The water heater is inspected for age, condition, and proper temperature and pressure relief valve operation. They also check for proper drainage and look for any signs of sewer line issues.

Electrical

The electrical inspection covers the main panel, subpanels, wiring, outlets, switches, and visible components. The inspector checks for proper grounding, knob-and-tube wiring (a concern in older homes), aluminum wiring, overloaded circuits, and any unsafe DIY electrical work. They test a representative sample of outlets and switches and check for proper polarity and GFCI protection in bathrooms, kitchens, and exterior outlets.

Interior and Exterior

On the interior, the inspector checks doors, windows, walls, ceilings, floors, stairs, railings, and cabinets for proper operation and any signs of damage or wear. On the exterior, they examine siding, trim, paint, windows, doors, decks, porches, driveways, and walkways. They also check grading and drainage around the foundation to ensure water is directed away from the home.

Attic and Insulation

The inspector enters the attic (if accessible) to check insulation levels, ventilation, and signs of roof leaks, pest activity, or moisture issues. Proper attic ventilation is critical in Georgia's humid climate to prevent mold and rot. Inadequate insulation is a common issue that affects energy efficiency and comfort.

How Long Does a Home Inspection Take?

A standard home inspection for a single-family home typically takes 2 to 4 hours, depending on the size, age, and condition of the property. A 1,500-square-foot home in good condition might take 2 to 2.5 hours, while a 4,000-square-foot older home with multiple systems to check could take 4 hours or more. Condos and townhomes generally take less time because they have fewer exterior components to inspect.

The inspection report is usually delivered within 24 to 48 hours, though some inspectors provide a same-day summary. The full report includes written descriptions of findings, photographs, and sometimes video clips of specific issues.

Should You Attend the Home Inspection?

Should you attend the home inspection? The short answer: it's not necessary, and most inspectors prefer that you don't. Here's why — the inspector needs uninterrupted time to thoroughly examine every system in the home. They're checking the roof, HVAC, plumbing, electrical, foundation, and dozens of other components. Having the seller present during the inspection can make it difficult for them to focus and do the detailed work your home deserves.

If you'd like to be there, the best approach is to arrive near the end of the inspection window. That way, the inspector has had the time they need to complete their evaluation, and you can have a face-to-face conversation about what they found. You'll get a clear explanation of any issues, what's minor versus major, and what might come up in negotiations.

Your agent will be there to represent your interests throughout the process, so you don't need to worry about anything being missed whether you're present or not.

Common Issues Found During Inspections

Every home is different, but some issues come up more often than others. Here are the most common findings in our market.

• Age-related wear. Roofs, HVAC systems, and water heaters near the end of their expected life. These are not defects, but they are important for planning future expenses.
• Minor maintenance items. Dripping faucets, loose handrails, cracked caulk, missing outlet covers, and similar items that are easy to fix but get noted in the report.
• Electrical issues. Outdated or unsafe wiring, improper grounding, ungrounded outlets, and DIY electrical work that does not meet code.
• Plumbing leaks. Slow leaks under sinks, around toilets, or at the water heater that may have caused hidden water damage.
• Roof and gutter issues. Missing or damaged shingles, improper flashing, clogged gutters, and signs of previous leaks.
• Grading and drainage. Improper grading that directs water toward the foundation is one of the most common issues in Georgia homes, especially in areas with clay soils.

Georgia-Specific: Termite and Pest Inspection

Georgia is in the heart of the southeastern termite zone, and termite inspections are a critical part of the home buying process. Most lenders in Georgia require a termite inspection and a Wood Infestation Inspection Report (WDO) as a condition of the loan. This is separate from the general home inspection and is typically performed by a licensed pest control company.

The termite inspection checks for active infestations, previous damage, and conditions that make the property susceptible to termite activity. If active termites are found, the seller is typically required to treat the infestation and provide proof of treatment before closing. If previous damage is found, a structural engineer may need to evaluate the extent of the damage and recommend repairs.

In Georgia, sellers are also required to disclose any known termite damage on the Seller's Property Disclosure Statement. If you are buying a home, it is wise to have both a general home inspection and a separate termite inspection, even if the lender does not require the latter.

What Happens After the Inspection?

Once the inspection report is delivered, the real work begins. Here is the typical sequence of events.

Review the report. Your agent will go through the report with you, highlighting the items that are most significant and explaining which issues are normal for a home of that age and which are genuine concerns. Not everything in an inspection report is a dealbreaker. Most homes have a list of minor issues, and that is expected.

Categorize the findings. We categorize findings into three groups: safety issues (immediate attention needed), major defects (significant systems needing repair or replacement), and minor items (cosmetic or normal maintenance). This helps us prioritize what to ask for and what to let go.

Submit a repair request. If the inspection reveals significant issues, your agent will prepare a formal repair request to the seller. In Georgia, this is typically done during the due diligence period. The request can ask for specific repairs, a credit toward closing costs, or a price reduction to cover the cost of repairs.

Negotiate. The seller can agree to all repairs, offer a counterproposal, or refuse. Your agent will guide you through the negotiation and help you decide what is worth pushing for and what is not. The goal is a fair resolution that keeps the deal moving forward.

Verify repairs. If the seller agrees to make repairs, you have the right to verify that the work was completed properly. Your agent can coordinate a final walkthrough or a re-inspection to confirm the repairs are satisfactory.

How Sellers Can Prepare for the Buyer's Inspection

If you are selling your home, the inspection is not something to dread. Here is how to prepare so the inspection goes smoothly and the buyer's report is as clean as possible.

• Make sure all systems are accessible. Clear access to the attic, crawlspace, electrical panel, water heater, and HVAC system. Move storage boxes, clutter, and personal items out of the way.
• Replace air filters. A dirty air filter suggests the HVAC system has not been properly maintained. Replacing it before the inspection is a simple way to avoid a negative note.
• Fix minor issues in advance. Dripping faucets, burned-out light bulbs, cracked caulk, and loose door handles are easy to fix and reduce the number of items on the report.
• Provide maintenance records. If you have documentation of regular maintenance on the HVAC, roof, water heater, and other systems, leave it out for the inspector. This shows the home has been well cared for.
• Consider a pre-listing inspection. A pre-listing inspection lets you identify and fix issues before the buyer's inspector finds them. This gives you control over the timeline and the quality of repairs. Read our full guide on whether a pre-listing inspection is right for you.

The home inspection is not something to fear. It is a tool that helps both buyers and sellers make informed decisions. For buyers, it reveals the true condition of the home. For sellers, it provides an opportunity to demonstrate that the home has been well-maintained and to address concerns before they become dealbreakers.