Buyer Guide
Home Inspection Guide
What a home inspection covers, how Georgia's due diligence period works, and how to respond to what you find. North Atlanta context throughout.
The Process
From inspection to closing
Inspection happens during your due diligence period. Here is what the process looks like from scheduling through final walkthrough.
Schedule during due diligence
Schedule your inspection as soon as possible after contract ratification. The due diligence clock starts on the binding agreement date, not the inspection date. A 7-to-10-day due diligence period goes quickly when you account for scheduling availability.
Attend in person
Walking through with the inspector lets you see issues directly, ask questions, and understand what is a deferred maintenance item versus what is a safety concern. A written report alone can feel alarming or dismissive without context. The inspector's verbal explanation matters.
Distinguish major from minor
Every inspection report includes items that range from cosmetic to structural. The goal is to identify issues that affect safety, major systems, or the home's ability to get financing or insurance, not to produce a repair list for every small item. Peter helps buyers read findings in context of the price and the market.
Decide how to respond
After inspection you can: terminate during due diligence (earnest money returned), request repairs or a repair allowance, request a price reduction, accept the property as-is, or request a seller credit toward closing costs. The best path depends on what the findings actually are and how the seller is positioned.
Final walkthrough before closing
A final walkthrough typically occurs 24 to 48 hours before closing to verify that agreed repairs were completed and that the home's condition has not materially changed since inspection. This is not a second inspection. It is a confirmation. Document anything that differs from the contract's agreed condition.
Georgia Context
The due diligence period
Georgia's due diligence period is your defined inspection and exit window. Understanding how it works protects your earnest money.
Length is negotiated
The due diligence period is a negotiated term in the Purchase and Sale Agreement. Seven to ten business days is common in North Atlanta, though competitive situations may call for a shorter window to strengthen an offer. The period begins on the binding agreement date.
Termination right is unconditional
During the due diligence period, you may terminate the contract for any reason, or no reason, and receive your earnest money back. This is a contractual right, not a concession from the seller. Once the period expires, terminating the contract generally means forfeiting earnest money.
What inspectors typically cover
A standard home inspection covers the structure, foundation, roof, electrical systems, plumbing, HVAC, insulation, windows, and doors. Inspectors report on visible and accessible conditions. They do not disassemble systems or evaluate behind walls. Specialty inspections (sewer scope, radon, pool equipment) require separate contractors.
Timing the inspection request
Any repair request or amendment must be submitted before the due diligence period expires. The seller is not obligated to respond or to make repairs; they can accept the request, counter, or decline. If the parties cannot agree, you can still terminate and recover earnest money during the due diligence window.
Work with Peter
Questions about the inspection process?
Peter helps buyers understand what inspection findings actually mean in context, how to respond to the seller, and when findings warrant terminating versus negotiating. Let him know where you are in the process.
FAQ
Inspection questions
Yes. New construction homes can have issues ranging from grading and drainage problems to HVAC installation errors. Builder warranties cover some defects, but a pre-closing inspection by an independent inspector gives you documentation and negotiating leverage before you close. Some buyers also hire an inspector at the framing stage, before drywall covers the structure.
Waiving the due diligence period entirely is possible but carries real risk: you give up your right to terminate for any reason and recover earnest money. Some buyers shorten rather than eliminate the due diligence period, or accept the property in as-is condition while still inspecting. This is a decision that depends on the property, the price, and your risk tolerance.
The buyer typically pays for the home inspection directly, outside of closing. Inspection costs vary by property size; most single-family homes in North Atlanta range from $350 to $600. Additional specialty inspections (sewer scope, radon, pool) are priced separately.
During the due diligence period, you can terminate and recover your earnest money for any reason, including inspection findings. Alternatively, you can request repairs, a price reduction, or a seller credit toward closing costs. Peter helps buyers evaluate whether the seller's response is reasonable given the findings and the market.
Standard inspectors examine visible and accessible systems. They typically do not evaluate behind walls, buried utilities, septic systems (requires separate inspection), or code compliance for unpermitted work. For older homes or those with known issues, specialty inspections for mold, radon, or structural concerns may be warranted.
Thinking of selling in North Atlanta?
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