What happens at a Virginia home inspection?

What does a home inspector check?

A general home inspector examines the visible and accessible parts of the house: roof covering and flashing, gutters, siding, grading and drainage, foundation and crawl space, framing where visible, electrical panel and outlets, plumbing supply and drains, water heater, HVAC operation, windows and doors, attic insulation and ventilation, and the operation of built-in appliances. In Virginia, home inspectors are licensed by the Department of Professional and Occupational Regulation, and their report follows a standard of practice that defines what they must and must not do.

What they do not do matters just as much. Inspectors do not move furniture, open walls, or dismantle equipment. They do not evaluate cosmetic items or code compliance, and they will not tell you whether the house is a good deal. They report conditions, note safety concerns, and recommend further evaluation by a specialist when something is outside their scope, which is common for roofs, HVAC systems and foundations.

How long does it take and what does it cost?

Plan on two to four hours for a typical single-family house, longer for older or larger homes. In the Richmond area a general inspection runs about $400 to $800 depending on the size and age of the house; add-on tests are separate. You pay the inspector directly, usually at the inspection, and the cost is not refundable if you later terminate.

Scheduling is the buyer’s responsibility and the clock is short. Most Central Virginia contracts give the buyer 7 to 10 days after ratification to complete the inspection and deliver any repair request. Good inspectors book up, so your agent should be lining one up the day your offer is accepted.

Which extra inspections are common in Central Virginia?

Radon testing is the most common add-on. Parts of Henrico, Chesterfield, Albemarle and the Lynchburg area are in EPA Zone 1 or 2 for radon, and a 48-hour test costs roughly $150 to $250. Wood-destroying insect inspections are routine here and required by most VA and some FHA lenders. Homes on wells and septic systems, common in Goochland, Powhatan, Hanover, Albemarle and Bedford counties, need separate well water and septic inspections, which the seller often provides but the buyer should verify. Older homes may warrant a sewer lateral camera scope, a chimney inspection, or a check for lead paint and asbestos.

Your agent should tell you which of these apply to a specific house before you write the offer, so the contingency period is long enough to get them done. The Glen Allen office team handles several hundred of these each year and keeps a current list of inspectors we trust.

What happens after the inspection?

You get the report, usually within 24 hours, and you have three real options before your contingency deadline. You can accept the house as-is. You can send a written request for specific repairs or a closing-cost credit in lieu of repairs. Or you can terminate the contract and receive your earnest money deposit back, with no obligation to explain why.

Most buyers land in the middle. We recommend asking for the items that affect safety, water, structure or major systems and letting cosmetic and minor items go. Sellers respond better to a short, serious list than a long one. If the seller refuses everything, you decide whether the house is still worth it at the contract price; if the seller agrees to repairs, ask for receipts and a re-inspection before closing.

What should I not do?

Do not skip the inspection to make your offer more attractive unless you fully understand what you are giving up. In a competitive market, a shorter inspection period or an information-only inspection (you inspect but agree not to request repairs) accomplishes much of the same thing with less risk. Do not treat the report as a to-do list for the seller; it is a picture of the house’s condition, and every house has findings. And do not let the deadline pass: silence past the contingency date means you accept the house as-is.

If you are getting ready to buy, read how we work with buyers or talk to a Keeton & Co agent before you write. Written by Daniel Keeton, broker.