Deciding If You Need an Inspection
When buying a home in Virginia, a home inspection is not legally required, but it is highly recommended. An inspection provides valuable information on the condition of the home so you can make an informed decision and understand any repairs that may be needed. There are a few key factors to consider when deciding if you should get an inspection:
Age and Condition of the Home
Older homes or those visibly in disrepair will likely warrant an inspection. While cosmetic issues are easy to spot, an inspector can identify underlying problems like structural damage, electrical issues, leaks, code violations, and more. Their trained eye and diagnostic tools can uncover problems you may miss.
As-Is Properties
If you make an offer on an “as-is” property where the seller will not make any repairs, an inspection is critical. Since you will be responsible for all defects no matter what, you need to know the full extent of any problems before finalizing the purchase.
Waiving Contingencies
In competitive housing markets, some buyers choose to waive contingencies like financing or home inspections to make their offer more attractive to sellers. This represents a substantial risk, however, so careful consideration is warranted. And you may still be able to get a more limited inspection done after having your offer accepted if feasible.
Choosing a Home Inspector
There are a few qualities you’ll want to look for when researching home inspection companies and individual inspectors:
Licensing
In Virginia, home inspectors must be licensed by the Virginia DPOR Board for Asbestos, Lead and Home Inspectors. Confirm your inspector’s license is active and in good standing.
Experience/Certifications
Seek an inspector who has several years of experience inspecting homes similar to the property you want to buy. Advanced certifications like from the American Society of Home Inspectors (ASHI) or International Association of Certified Home Inspectors (InterNACHI) indicate greater expertise.
Sample Reports
Certified home inspection Virginia reports are thorough, detailed, easy to understand, and contain many photographs and diagrams. Ask inspectors to provide recent reports as examples so you can assess their work quality.
References
Don’t hesitate to ask for references from recent clients. Speaking with others about an inspector’s responsiveness, analysis, and reporting can give extra insight into their service level.
The Home Inspection Process
Understanding the home inspection process for what to expect before, during, and after the inspection itself will help ensure it’s a valuable experience:
Pre-Inspection
To help the inspector best serve your needs, speak with them ahead of time about the age and history of the home, past repairs done, any areas of concern you may have, and more details like that. On the day of, make sure all areas are accessible – every room, closets, cabinetry, basement, attic, crawl spaces, etc.
The Inspection
Expect the inspection to take 2-3 hours as the inspector fully examines the interior and exterior. They will look closely at walls, floors, ceilings, windows, roof, foundation, electrical systems, plumbing, HVAC, appliances, drainage, ventilation, and more. Most will provide commentary as they go and address any immediate issues they uncover.
The Report
A comprehensive written home inspection report should be provided within 24-48 hours post-inspection highlighting any defects found, with categorized ratings on different home systems and components. Expect ample descriptions, photos, diagrams, repair estimates and recommendations, warranties (if applicable), and inspector commentary.
Post-Inspection
Schedule time to review the report with your inspector, asking questions about any major issues or areas needing clarification. They can offer contractor referrals and guidance on proper repairs. Also discuss report findings with your real estate agent to determine next steps.
Virginia Home Inspection Checklist
While inspectors cover a wide range of house components and systems comprehensively, here is a general checklist of key areas included in Virginia home inspections:
Structure
- Foundation, basement, crawlspace
- Walls, ceilings, floors, doors, windows
- Roof, attic, ventilation
- Decks, porches, patios
Systems & Utilities
- Electrical (panel, wiring, outlets, switches)
- Plumbing (pipes, water heater, drainage, fixtures)
- HVAC (furnace/AC, thermostats, vents, ductwork)
- Insulation, ventilation
Interior Features
- Flooring, walls, railings, ceilings
- Kitchen appliances, cabinets
- Bathroom fixtures, ventilation
Exterior Features
- Roof, siding, gutters, drainage
- Paint, masonry
- Driveways, walkways, fencing
Safety & Accessibility
- Smoke/CO detectors, sprinkler systems
- Exterior lighting
- Door locks, entry access
- Handrails, wheelchair access
Paying for the Inspection
Home inspection fees vary depending on your region, size and age of the home, scope of inspection services needed, and additional tests required. Expect to pay $300-$500+ for a typical single-family inspection. Condo/townhome fees generally start lower.
Most inspectors require full payment in advance before or on the inspection date. Home inspection costs are the buyer’s responsibility unless expressly stated otherwise in your purchase agreement. In most cases, the 2-3 hours an inspector spends examining all home systems and components thoroughly is time and money well spent.
Interpreting the Inspection Report
While inspectors strive to provide recommendations in easy-to understand layman’s terms, decoding certain items in an inspection report can still prove confusing. Here are some tips for analyzing key aspects:
Severity Ratings
Most inspection reports include severities on issues found, typically grouped into categories like Safety Hazards, Major Concerns, Minor Defects, Cosmetic Imperfections, and Maintenance Items. Clearly identify problems needing immediate correction.
Life Expectancies
Life expectancies provided estimate the time left before a system or component will likely need repair or replacement. Compare current ages to determine what updates you may need to budget for in the near future.
Cost Estimates
Inspectors include ballpark figures on what they anticipate repairs or replacements may cost for your planning purposes. Get contractor quotes before setting budgets just in case inspector estimates differ significantly.
Further Evaluation
Additional specialists like engineers, electricians, plumbers, roofers, etc. may be recommended if the inspector encounters issues warranting advanced diagnostics beyond their scope. Schedule these ASAP so all needed data is available during home purchase negotiations.
Using the Inspection Report
Arguably the most valuable part of getting a home inspection done is being able to leverage the findings in various facets of the real estate transaction process, like:
Price Negotiations
Estimates for serious repairs or replacements uncovered can be used during offer discussions to negotiate credits or price reductions to cover costs the seller would otherwise be responsible for.
Repair Requests
For defects you want the seller to address per your purchase agreement terms, provide report details and request repairs be completed by licensed contractors prior to closing.
Final Walkthrough
Compare inspection photos to actual conditions during the final walkthrough before closing to ensure the seller fixed all agreed upon repairs and the home still matches the condition initially assessed.
Insurance Planning
Inspection findings can reveal needs to upgrade insurance coverage for an older roof, outdated electrical, risk of water/mold damage, etc. Review with your insurance agent to customize your new policy.
Through each of these leveraging opportunities and more, a home inspection can provide immense value and protection to buyers during what is typically one of their largest financial investments.