What does a home inspection cover?

A standard inspection examines what is visible and accessible. That includes the structure and foundation, the roof and exterior, the attic, insulation and ventilation, the electrical and plumbing systems, heating and cooling, and the interior rooms and fixtures. The inspector documents the condition of each item and notes anything that is defective, near the end of its useful life, or simply not working.

The limits are clear. A standard inspection is not an appraisal, so it does not place a value on the home. It is not an environmental test, so mold, radon, lead and similar hazards are not tested unless you add those services. And it does not guarantee the systems; it reports their visible condition on the day of the inspection.

The report works best as an educational tool and a start to negotiation. It tells you what you are buying, what may need attention soon, and what you might reasonably ask the seller to repair or credit. The findings inform the request; they do not make the decision alone.

Timing matters. In Georgia, the inspection typically happens inside the due diligence period in the purchase agreement, the window during which you can have the home examined and, in most cases, walk away for almost any reason. Buyers commonly hire a licensed home inspector within that window, and the report arrives while the choice is still open.

Georgia purchase agreements commonly include a due diligence and inspection period, typically one to two weeks, during which the buyer hires a licensed home inspector and reviews the results. The length of the period and the associated fee are negotiable, and both are set in the offer.

Independent inspections are standard practice on new construction in Georgia as well. County permitting and inspections provide oversight of the build, but they do not replace the private inspector who reports to you, which is why buyers commonly inspect a new home during construction and again at the final walkthrough.

Attend the inspection if you can. Being on site with the inspector lets you ask questions in person and understand the condition of the home the way the report intends.

Ask about the age and expected remaining life of the major systems. The roof, heating and cooling, water heater and appliances each have a useful life, and their condition affects what you spend after closing.

Budget for specialist inspections where they fit the home. Structural, septic and well testing, termite inspections and radon testing are separate services and are not part of a standard inspection.

When repair requests come together, weigh the safety and structural items first. Cosmetic issues are often best handled by you, while safety and structural findings carry the most weight in the negotiation.

Remember that the report informs the decision, it does not decide it. The findings, your budget and the seller's response together shape whether and how the deal continues.