GEORGIA HOME INSPECTION BUYER'S GUIDE

Your comprehensive resource for understanding what home inspectors evaluate, why it matters, and how to make informed decisions about your Georgia home purchase.

Presented by The Agency Atlanta
In partnership with Deborah Morton and Inside Georgia Real Estate on WSB 95.5 FM

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TABLE OF CONTENTS

1. What Is a Home Inspection?
2. Structure & Foundation
3. Roof & Exterior
4. Electrical Systems
5. Plumbing Systems
6. Heating & Cooling (HVAC)
7. Interior Components
8. Attic & Insulation
9. Common Add-On Inspections
10. Understanding Your Inspection Report
11. Investment Guide: Inspection Costs

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WHAT IS A HOME INSPECTION?

A home inspection is a comprehensive visual evaluation of a property's major systems and components performed by a licensed Georgia home inspector. Think of it as a physical examination for your potential new home. The inspector acts as your advocate, identifying material defects, safety concerns, and items that may require repair or further evaluation before you finalize your purchase.

What Inspectors Look For

Home inspectors focus on three critical categories:

• Safety Issues: Hazards that could cause injury or pose immediate danger to occupants
• Material Defects: Significant problems that affect the home's value, function, or habitability
• Maintenance Needs: Items requiring attention to prevent future deterioration or failure

⚠ Important: Inspections are visual only. Inspectors cannot see inside walls, under floors, or predict future failures.

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1. STRUCTURE & FOUNDATION

Why It Matters

The foundation is literally what holds your entire home together. Foundation problems can be among the most expensive repairs homeowners face, ranging from $5,000 to $50,000+ depending on severity. Georgia's clay-heavy soil is particularly prone to expansion and contraction with moisture changes, making foundation issues more common than in other regions.

What Inspectors Examine

• Foundation walls (concrete, block, or brick) for cracks, bowing, or deterioration
• Basement or crawl space for water intrusion, standing water, or moisture damage
• Floor joists and beams for sagging, rot, or structural modifications
• Sill plates for termite damage or decay
• Grading and drainage around the foundation perimeter

Red Flags to Watch For

• Horizontal cracks in foundation walls: Often indicate serious structural stress
• Stair-step cracks in brick or block: Sign of settlement or movement
• Sloping or uneven floors: May indicate foundation settlement
• Doors and windows that stick or won't close properly: Common symptom of foundation shift
• Cracks in interior drywall, especially above doors/windows: Movement indicator

Georgia-Specific Considerations

Georgia's red clay soil expands when wet and shrinks when dry. This seasonal movement can stress foundations over time. Proper drainage and moisture control around your foundation is critical. Look for functioning gutters, downspouts that discharge at least 6 feet from the foundation, and proper yard grading that slopes away from the house.

2. ROOF & EXTERIOR

Why It Matters

Your roof is your home's first line of defense against Georgia's weather—from summer thunderstorms to occasional ice storms. A typical roof replacement costs $8,000-$15,000 for an average Georgia home. Understanding your roof's condition helps you plan for this major expense and avoid water damage that can cost thousands more.

What Inspectors Examine

• Roofing material condition and remaining life expectancy
• Flashing around chimneys, vents, skylights, and valleys
• Gutters and downspouts for proper drainage
• Soffits, fascia, and eaves for rot or damage
• Chimney structure and condition
• Siding, trim, and exterior paint or stain condition
• Windows and doors for proper sealing and operation

Red Flags to Watch For

• Missing, cracked, or curling shingles: Signs of wear or storm damage
• Granule loss on asphalt shingles: Indicates aging (check gutters for accumulation)
• Sagging roof line: May indicate structural problems or water damage
• Damaged or missing flashing: Common entry point for water leaks
• Evidence of multiple roof layers: May mask problems and reduce remaining life
• Peeling exterior paint: Can indicate moisture problems inside walls

Understanding Roof Age

Most asphalt shingle roofs in Georgia last 15-25 years depending on quality and maintenance. Ask for documentation of roof age and any repairs. If the roof is over 15 years old, budget for replacement in the near future. Some insurance companies may not provide coverage or may increase premiums for roofs over 20 years old.

3. ELECTRICAL SYSTEMS

Why It Matters

Electrical problems are a leading cause of house fires. According to the National Fire Protection Association, electrical failures or malfunctions cause an estimated 45,000 home fires annually. Understanding your home's electrical system isn't just about convenience—it's about safety.

What Inspectors Examine

• Main electrical panel capacity and condition
• Proper circuit breaker or fuse sizing
• GFCI outlets in kitchens, bathrooms, and exterior locations
• AFCI protection in bedrooms (required in newer homes)
• Grounding and bonding of the electrical system
• Outlet and switch operation throughout the home
• Visible wiring for damage, improper installation, or amateur repairs

Red Flags to Watch For

• Aluminum wiring: Common in 1960s-70s homes, fire hazard without proper connections
• Knob-and-tube wiring: Outdated system found in pre-1950s homes
• Federal Pacific or Zinsco panels: Known to fail and not trip during overload
• Overloaded circuits: Too many outlets or devices on one circuit
• Warm outlets or panels: Sign of dangerous overheating
• Double-tapped breakers: Two wires under one breaker (usually improper)

Georgia Code Requirements

Georgia adopted the 2020 National Electrical Code. Older homes aren't required to be updated unless renovations occur, but understanding current code helps you assess your home's safety. Key requirements include GFCI protection in wet areas, AFCI protection in living spaces, and tamper-resistant outlets in newer homes.

⚠ Important: If major electrical issues are found, hire a licensed electrician for a detailed evaluation before closing.

4. PLUMBING SYSTEMS

Why It Matters

Plumbing problems can range from minor annoyances to catastrophic damage. A major pipe leak can cause tens of thousands of dollars in water damage within hours. Understanding your home's plumbing system helps you avoid expensive surprises and plan for necessary upgrades.

What Inspectors Examine

• Water supply lines and pipe material (copper, PEX, galvanized, polybutylene)
• Drain, waste, and vent (DWV) system condition
• Water heater age, capacity, and proper installation
• Visible signs of leaks or water damage
• Water pressure and flow rate
• Fixture operation (sinks, toilets, tubs, showers)
• Sump pump operation (if present)

Red Flags to Watch For

• Polybutylene pipes (gray or white plastic): Prone to failure, often uninsurable
• Galvanized steel pipes: Corrode from inside, reduce water pressure over time
• Water heater over 10 years old: Average lifespan is 8-12 years
• Low water pressure: May indicate pipe corrosion or other problems
• Slow drains throughout the house: Could signal sewer line issues
• Water stains on ceilings or walls: Evidence of past or active leaks

Georgia Water Considerations

Many Georgia homes have hard water, which can reduce appliance life and create mineral buildup. If the home has well water, testing is essential (not included in standard inspections). City water users should know where the main shutoff valve is located. Georgia's occasional freezing weather requires proper pipe insulation, especially for exterior hose bibs.

Sewer Line Inspection

Standard inspections don't include sewer line scoping. For homes built before 1980 or with large trees near the sewer line, consider adding a sewer scope inspection ($175-$300). Tree root intrusion is common in Georgia and can require $3,000-$15,000 to repair.

5. HEATING & COOLING (HVAC)

Why It Matters

In Georgia's climate, HVAC systems work harder than almost anywhere else in the country. Atlanta's hot, humid summers and occasional cold winters mean your system runs nearly year-round. A complete HVAC replacement costs $5,000-$12,000 for a typical home. Knowing the age and condition helps you budget accordingly.

What Inspectors Examine

• Heating and cooling system type, age, and capacity
• Thermostat operation and proper location
• Air filter condition and proper sizing
• Ductwork for leaks, damage, or improper installation
• Condensate drain line for proper drainage
• Outdoor condenser unit condition and clearance
• Evidence of proper maintenance

Red Flags to Watch For

• System over 15 years old: Average HVAC lifespan is 15-20 years
• Rusty or corroded components: Indicates aging or moisture problems
• Inadequate cooling or uneven temperatures: May need major repairs
• Strange noises or odors: Sign of mechanical problems
• No maintenance records: Neglected systems fail prematurely
• Undersized system for home square footage: Will work overtime and fail early

Georgia Climate Considerations

Georgia's humidity is as challenging as the heat. Your system should have adequate dehumidification capacity—look for a unit properly sized for your home's square footage. Many Georgia homes have two HVAC systems (upstairs and downstairs) which doubles the maintenance and replacement costs. Heat pumps are common in Georgia for both heating and cooling, but may need supplemental heat for cold snaps.

⚠ Important: Standard inspections don't include refrigerant level checks. If the system seems weak, hire an HVAC specialist for a detailed evaluation.

6. INTERIOR COMPONENTS

Why It Matters

Interior issues might not seem as critical as major systems, but they often reveal underlying problems. Water stains point to roof or plumbing leaks. Cracked drywall might indicate foundation settlement. These visible clues help inspectors identify hidden defects.

What Inspectors Examine

• Walls and ceilings for cracks, stains, or damage
• Floors for levelness, squeaks, or soft spots
• Doors and windows for proper operation
• Stairs and railings for safety and stability
• Kitchen cabinets and countertops
• Built-in appliances for basic operation
• Smoke and carbon monoxide detectors

Red Flags to Watch For

• Water stains on ceilings or walls: Active or past leaks requiring investigation
• Sloping or bouncy floors: May indicate structural issues below
• Large cracks in walls or ceilings: Especially concerning if appearing in multiple rooms
• Windows that won't open or lock: Safety and security concern
• Loose stair railings: Immediate safety hazard
• Missing or non-functional smoke detectors: Life safety requirement

Cosmetic vs. Structural

Learn to distinguish between cosmetic issues and structural problems. Small nail-pop cracks in drywall are normal. Large, diagonal cracks or cracks that appear above doors and windows may indicate settlement or movement. Fresh paint or new flooring might be updates—or they might hide problems. Ask your inspector about anything that seems like it could be concealing issues.

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7. ATTIC & INSULATION

Why It Matters

The attic is where many critical systems converge and where major problems first become visible. Proper attic ventilation and insulation can save you 30% or more on energy bills in Georgia's climate. The attic also reveals roof leaks, structural issues, and poor workmanship before they cause damage to living spaces below.

What Inspectors Examine

• Insulation type, depth, and coverage (R-value for Georgia: R-30 to R-49)
• Attic ventilation adequacy (soffit vents, ridge vents, gable vents)
• Roof deck condition from underneath
• Evidence of leaks, water damage, or mold
• Proper exhaust fan venting (bathrooms, kitchen)
• Electrical wiring and junction boxes in attic
• HVAC equipment and ductwork in attic space

Red Flags to Watch For

• Insufficient insulation: R-19 or less in Georgia wastes energy
• Moisture or water stains on roof deck: Indicates active or past leaks
• Mold growth on wood framing: Ventilation or moisture problem
• Exhaust fans venting into attic: Causes moisture damage, should vent outside
• Blocked soffit vents: Prevents proper air circulation
• Evidence of animals or pests: Droppings, nests, or entry holes

Georgia Climate Considerations

Georgia attics can reach 130°F+ in summer. Proper ventilation is critical to prevent premature roof aging and reduce cooling costs. Many Georgia homes have ridge vents combined with soffit vents for continuous airflow. Radiant barrier installation is popular in Georgia and can reduce cooling costs by up to 10%. If insulation is inadequate, upgrading is one of the best investments you can make.

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8. COMMON ADD-ON INSPECTIONS

While a standard home inspection covers major systems, certain specialized inspections require different expertise and equipment. Here's what you need to know about the most common add-ons in Georgia:

Radon Testing

Radon is a colorless, odorless radioactive gas that causes lung cancer. Georgia has moderate to high radon potential in several counties, particularly in North Georgia. The EPA recommends testing all homes below the third floor. A radon test takes 48 hours and costs $125-$200. If levels exceed 4.0 pCi/L, mitigation systems ($800-$2,500) can effectively reduce exposure.

Termite / WDO (Wood Destroying Organism) Inspection

Georgia is in the highest termite risk zone in the United States. Termites cause over $5 billion in property damage annually nationwide, and most homeowner's insurance doesn't cover it. A WDO inspection ($75-$150) examines for termites, carpenter ants, powder post beetles, and wood rot. Most Georgia lenders require this inspection. If active infestation is found, treatment costs $500-$3,000+ depending on severity. If using a VA loan, this will be REQUIRED and usually paid for by the Seller, as determined in the original purchase agreement and loan exhibit. 

Mold or Air Quality Testing

Georgia's humidity creates ideal conditions for mold growth. If the inspector sees visible mold, musty odors, or evidence of water damage, consider mold testing ($250-$450). Testing identifies mold types and concentrations. Mold is naturally occurring and not every Mold is considered "harmful". Black mold (Stachybotrys) requires professional remediation ($500-$6,000+). Regular mold can often be cleaned, but the moisture source must be eliminated or it will return. 

Sewer Scope Inspection

A sewer scope uses a camera to inspect your sewer line from inside. This is crucial for homes built before 1980 or properties with large trees near the sewer line. Tree roots are Georgia's #1 sewer line problem. A sewer scope costs $175-$300 and can identify root intrusion, line breaks, or bellied pipes before they cause backups. Sewer line replacement costs $3,000-$15,000.

Septic System Inspection

Many Georgia homes outside city limits use septic systems. A septic inspection ($300-$600) includes locating the tank, pumping it for inspection, checking the drainfield, and verifying proper operation. Georgia requires septic systems to be inspected before property transfer in many counties. Septic replacement costs $5,000-$15,000+. Well-maintained systems last 25-30 years.

Well Water Testing

If the property has a well, test the water quality. Standard testing checks for bacteria, nitrates, and other contaminants. Extended tests can check for specific concerns based on your area. Testing costs $50-$300 depending on comprehensiveness. Well problems can include contamination, low yield, or pump failure (replacement: $1,000-$3,000).

Chimney Inspection

Many Georgia homes have fireplaces. A Level 2 chimney inspection uses cameras to examine the flue for cracks, blockages, or creosote buildup. This costs $200-$400. Chimney fires cause $125 million in damage annually. Repairs range from $300 for cleaning to $10,000+ for liner replacement or structural repairs.

Pool Inspection

Pool inspections check equipment, structure, decking, and safety features. Cost varies by pool type ($200-$500). Pool repairs can be expensive: replastering ($5,000-$10,000), pump replacement ($800-$1,500), heater ($1,500-$4,000). Annual maintenance costs $1,200-$2,500. Georgia requires barriers and self-closing gates for pool safety.

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9. UNDERSTANDING YOUR INSPECTION REPORT

Your inspection report will be detailed—often 40-100 pages with photos. Here's how to navigate it effectively:

Report Structure

Most reports organize findings by system (electrical, plumbing, etc.) and categorize issues by severity:

• Safety Hazards: Immediate attention required (electrical problems, structural issues)
• Major Concerns: Significant defects affecting function or value (roof damage, HVAC failure)
• Minor Issues: Maintenance items or cosmetic concerns (loose handrail, worn caulk)
• Recommendations: Suggested improvements or monitoring (upgrade insulation, monitor crack)

How to Prioritize

Focus on safety hazards first, then major concerns. Don't get overwhelmed by minor items—every home has them. Ask your inspector which issues they'd address immediately versus which can wait. Your real estate agent can help you determine what to negotiate with the seller.

Getting Estimates

For major issues, get at least two repair estimates from licensed contractors. This gives you accurate negotiating numbers and helps you understand the scope of work. Some issues may cost less than you think; others may be more complex than they appear.

What's Not Included

Standard inspections don't include: internal component testing, code compliance verification, environmental testing (radon, lead, asbestos), concealed areas, or future performance predictions. Inspectors examine what's visible and accessible at the time of inspection.

⚠ Important: Read the entire report. Sometimes seemingly small items can indicate larger problems.

10. INVESTMENT GUIDE: INSPECTION COSTS

Understanding inspection costs helps you budget appropriately. Prices vary based on home size, age, and location within Georgia. Here are typical ranges:

• STANDARD HOME INSPECTION Cost: $400 – $600 When: Every home purchase 
• RADON TESTING Cost: $125 – $200 When: All homes, especially North Georgia
• TERMITE/WDO INSPECTION Cost: $75 – $150 When: Every Georgia home (sometimes required for financing) 
• MOLD TESTING Cost: $250 – $450 When: If moisture issues or visible mold
• SEWER SCOPE Cost: $175 – $300 When: Homes built before 1980, large trees
• SEPTIC INSPECTION Cost: $300 – $600 When: All septic systems (often required)
• WELL WATER TESTING Cost: $50 – $300 When: All well water systems
• CHIMNEY INSPECTION Cost: $200 – $400 When: Homes with fireplaces in use
• POOL INSPECTION Cost: $200 – $500 When: All homes with pools
• ROOF SPECIALIST Cost: $200 – $500 When: If concerns found, roof over 15 years

Budgeting for Inspections

For a typical Georgia home purchase, budget $600-$1,200 for inspections. This includes the standard inspection plus termite inspection (often required) and one or two add-ons based on your property type. This investment is minimal compared to the protection it provides on a purchase of hundreds of thousands of dollars.

Timing Matters

Schedule your inspection during your due diligence period (typically 10-14 days in Georgia). This gives you time to review the report, get repair estimates if needed, and negotiate with the seller before your inspection contingency expires. Your agent can coordinate timing and recommend inspectors.

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FINAL THOUGHTS

Remember: inspections are about clarity, not perfection. Every home has issues—even new construction. The goal is to move forward with confidence and informed expectations about your investment.

A thorough home inspection provides:

• Peace of mind about your largest financial investment
• Negotiating power with documented facts
• A maintenance roadmap for years to come
• Protection against unexpected major expenses
• Professional insight into your home's systems and needs

Work with a licensed, experienced Georgia home inspector who takes the time to explain findings and answer your questions. Attend the inspection if possible—walking through with your inspector provides valuable education about maintaining your new home.

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READY TO BUY YOUR NEXT GEORGIA HOME?

At The Agency Atlanta, we guide our clients through every step of the home buying process, from pre-inspection education to closing day and beyond. Our team combines deep local market knowledge with personalized service to ensure you make confident, informed decisions about your real estate investment.

Whether you're buying your first home or your fifth, whether you're looking in Buckhead, Alpharetta, Marietta, or anywhere in the Atlanta metropolitan area, we're here to be your trusted advisor throughout the process.

Contact us for more information about Buying and Selling homes in Atlanta. 

The Agency Atlanta

• Midtown Atlanta Office:
  195 14th Street, Suite 1
  Atlanta, GA 30309
• Marietta Office:
  1290 Kennestone Circle, Suite D103
  Marietta, GA 30066
• Phone: (404) 889-7474
  Email: [email protected]
  Web: www.theagencyatlanta.com

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This guide is provided for educational purposes. The Agency Atlanta recommends working with licensed professionals for all home inspection and real estate services. Inspection costs and timelines are estimates and may vary based on property specifics.

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