Frequently Asked Questions

Atlanta Home Inspections: The 20 Most Common Questions Answered by a Marietta Home Inspector

Introduction: Real Answers to Real Questions from Georgia Homebuyers and Sellers

Buying or selling a home in metro Atlanta? You’re not alone in having questions about the home inspection process — especially when it’s one of the most important steps before closing. At Reynolds Home and Property Solutions, we’ve noticed that certain questions come up over and over again, not just with our own clients but in Google reviews of top home inspection companies across Atlanta, Marietta, Roswell, Kennesaw, and beyond.

In this mega-guide, we’re pulling back the curtain and answering the 20 most frequently asked home inspection questions — using plain language, clear examples, and real insights gained from years of inspecting homes all across Georgia. Whether you're buying a charming Decatur bungalow, selling a flip in Smyrna, or looking into a crawlspace in Kennesaw, this post is built to answer the exact concerns Georgia homeowners ask every day.

Let’s dive into the first five — and link you directly to other blog posts we’ve written that give you the full story on each topic.

1. How much does a home inspection cost in Atlanta?

Home inspection prices in the Atlanta metro area typically range between $350 and $650, depending on:

Size of the home
Age of the property
Additional services (sewer scope, radon, mold, termite, etc.)
Complexity (crawlspaces, older HVAC/plumbing systems, additions)

At Reynolds Home and Property Solutions, our base pricing reflects the value of our in-depth inspections — which often take up to 2 hours longer than the industry average because we inspect everything we can see until there’s nothing left to evaluate. We don’t “rush and report.” We dig deep.

💡 We also offer optional add-ons like air quality testing, moisture inspections, or thermal imaging based on what your home needs — not cookie-cutter pricing.

📖 Related Reading:
➡️ Home Inspection Checklist for First-Time Buyers in the Atlanta Area

2. Who pays for the inspection — the buyer or the seller?

In Georgia real estate transactions, the buyer almost always pays for the home inspection. That’s because:

The inspection is for the buyer’s benefit.
It helps the buyer determine if they want to proceed, renegotiate, or walk.
The inspector works only for the buyer, not the seller or the agent.

That said, pre-listing inspections are becoming more common, especially in competitive markets like Sandy Springs or Roswell. A seller might choose to hire an inspector before listing to:

Discover potential red flags early
Make repairs proactively
Price the home more strategically
Reduce surprises during due diligence

At Reynolds, we handle both types — buyer inspections and pre-listing (seller) inspections — with the same level of honesty and detail.

📖 Related Reading:
➡️ Marietta Home Inspections: What Sellers Should Fix Before Listing

3. Will you provide a sample report before I hire you?

Yes — and you should absolutely ask for one.

Any reputable home inspector in Georgia should be able to show you a sample report before you commit. A good report should be:

Clear and detailed (not just vague checkboxes)
Include photos of real findings
Use straightforward language about what’s wrong, why it matters, and what to do about it

At Reynolds Home and Property Solutions, our reports are:

Delivered same day
Mobile- and desktop-friendly
Include high-resolution photos, descriptions, severity ratings, and next steps
Built to be understood by buyers, agents, and repair professionals

We want you to feel informed, not overwhelmed.

📖 Related Reading:
➡️ Home Inspection Checklist for First-Time Buyers

4. What exactly do you inspect (and what don’t you)?

This is one of the biggest — and most misunderstood — questions.

A typical Georgia home inspection covers every visible and accessible part of the home, including:

Roof (shingles, flashing, vents, chimney)
Attic (structure, ventilation, insulation)
Exterior (siding, grading, drainage, decks, porches)
Foundation & structure (cracks, moisture entry, settlement)
Plumbing (visible pipes, fixtures, water heaters, leaks)
Electrical (panel, outlets, GFCIs, visible wiring)
HVAC (heating and cooling equipment operation, filters, airflow)
Interior (windows, doors, stairs, floors, ceilings, outlets, etc.)
Basement/crawl space (moisture, pests, foundation visibility)
Garage (door operation, GFCI, structure, safety)
Appliances (basic testing for fixed units like ovens and dishwashers)

We do not inspect:

Inside walls
Underground pipes or wells (unless using sewer scope equipment)
Pools or spas (unless separately qualified)
Anything blocked or inaccessible at the time of the inspection

That’s why it’s crucial to ensure the home is fully accessible on the day of the inspection. Locked attics, blocked crawlspaces, or cluttered panels reduce the amount we can evaluate — and that could hide defects.

📖 Related Reading:
➡️ How Long Does a Home Inspection Take in Atlanta and What’s Included

5. How long will the inspection take?

This is where we differ — a typical home inspection in Atlanta may take:

1.5 to 2.5 hours for homes under 2,000 square feet
2.5 to 4 hours for homes 2,000–3,500 square feet
4+ hours for larger homes, older properties, or ones with extensive crawlspaces/additions

At Reynolds, our average inspections take up to 2 hours longer than the industry standard. Why?

Because we inspect until there’s nothing left to see.

We don’t just “check the boxes.” We:

Open every accessible panel
Walk every attic and crawlspace we can safely enter
Test more systems (HVAC, GFCI, visible gas shutoffs, water pressure)
Document thoroughly with photo evidence
Take the time to answer your questions while onsite

We’re not the fastest. We’re just thorough — and that’s what saves you money and stress long-term.

📖 Related Reading:
➡️ How Long Does a Home Inspection Take in Atlanta and What’s Included
➡️ Home Inspection Horror Stories in Atlanta: What We've Found and How to Avoid It

6. Will you check the HVAC system during the inspection?

Yes — absolutely. Your HVAC system is one of the most important and expensive systems in the home, and it’s a core part of every inspection we perform.

Here’s what we check:

Thermostat function
Heating and cooling operation (weather permitting)
Airflow at registers
Dirty filters or clogged returns
Signs of leakage or microbial growth near air handlers or ductwork
Condition of visible ductwork
Age and serial numbers of units

What we don’t do (without specialty add-ons):

We don’t disassemble internal components
We don’t perform refrigerant or CO2 pressure tests (that’s for licensed HVAC techs)

However, in many cases we can spot issues early like:

Burnt-out capacitors
Improperly installed drain lines
Mold around coils or condensate pans
Units long past their service life (especially in older homes in Marietta and Sandy Springs)

📖 Related Reading:
➡️ How to Maintain Your HVAC System and Prevent Common Issues

7. Do you check smoke detectors and carbon monoxide alarms?

Yes — this is a standard part of our inspection.

We verify:

Whether smoke detectors are present in required locations:
- Inside each bedroom
- Outside sleeping areas (like hallways)
- On every level of the home (including basements)
Whether the detectors respond to manual testing
Presence of CO detectors in homes with:
- Gas appliances
- Attached garages
- Fireplaces
Whether detectors are interconnected or battery-only

We also note:

Expired detectors (10+ years old)
Missing or painted-over alarms
Improper locations (e.g., too close to HVAC returns or cooking appliances)

This matters not just for safety, but for code compliance when applying for certain loans (FHA, VA, HUD rehab loans).

📖 Related Reading:
➡️ Home Inspection Horror Stories in Atlanta: What We've Found and How to Avoid It

8. Will you tell me what kind of plumbing the home has?

Yes — identifying and reporting on the type and condition of plumbing is one of our primary responsibilities.

Common types we find in Georgia homes:

Copper (reliable but prone to pinhole leaks as it ages)
PEX (modern, flexible — but fittings and UV exposure can be weak points)
CPVC (older plastic — often brittle and discolored)
Galvanized steel (found in pre-1960 homes — rusts and restricts water flow)
Polybutylene (PB) (often considered a defective product and flagged for replacement)

If your home has PB piping, we’ll call it out clearly in the report. It’s been known to fail without warning and often results in insurance difficulties or denied coverage.

We’ll also check:

Water heater type and age
TPR valve and drain line
Visible leaks, corrosion, or signs of past water damage
Functional flow at all accessible faucets and fixtures

📖 Related Reading:
➡️ The Hidden Dangers of Aging Plumbing Systems

9. Will you go on the roof?

If it’s safe and accessible, yes. If not, we still inspect every visible surface using high-zoom photography, binoculars, ladders, or drone technology.

We check for:

Damaged, missing, curling, or blistering shingles
Nail pops or exposed fasteners
Moss or organic growth
Flashing details around chimneys, valleys, vents, and skylights
Sagging or deflection in roof planes
Evidence of leaks visible from the attic

We also document:

Estimated roof age and wear
Improper repairs or “shingle patching”
Ventilation adequacy (soffits, ridge vents, power fans)

Flat roofs and multi-story homes may limit our ability to physically walk the surface, but we’ll still provide visual evidence and recommendations.

📖 Related Reading:
➡️ Ceiling Stains and Water Damage: What They Mean for Your Home

10. Do you check the attic for insulation and ventilation problems?

Yes — we physically enter accessible attics (if safe and walkable) and report on:

Insulation type, depth, and coverage
Ventilation (soffit, ridge, gable vents, powered fans)
Roof structure and sheathing
Moisture staining or mold
Pest intrusion (rats, bats, squirrels)
Disconnected or unsafe ductwork

Improper insulation or poor attic airflow can contribute to:

Moisture problems
Mold
Ice dams (rare in Georgia, but possible in North GA mountains)
High HVAC bills

Homes in Atlanta and Marietta built before 1990 often have insufficient attic insulation, and we’ll flag it if it’s below current R-value standards.

📖 Related Reading:
➡️ Detecting and Addressing Poor Indoor Air Quality in Your Home

11. Can you check for mold during the inspection?

Yes — but with some clarification.

During a standard inspection, we check for:

Visible mold-like growth in attics, crawlspaces, basements, and behind appliances
Musty odors (a red flag, especially in HVAC closets or unventilated bathrooms)
Moisture intrusion signs (water stains, condensation, high humidity)
Improper ventilation that contributes to microbial growth

However, a full mold inspection or air quality test requires optional sampling using spore traps or surface swabs sent to a certified lab. We offer that for an additional fee.

🧪 Air Quality Testing Available:
If needed, we provide air samples for $110 per sample — and we can collect them onsite during your moisture inspection or general home inspection. Lab results typically return within 48–72 hours.

📖 Related Reading:
➡️ Detecting and Addressing Poor Indoor Air Quality in Your Home
➡️ Crawl Space Moisture: Why It's a Silent Threat to Your Home

12. Do you inspect the crawl space or basement?

Absolutely — and this is one of the most critical areas we inspect.

In Georgia, especially around Atlanta and Marietta, crawlspaces are a major source of hidden issues like:

Foundation movement or settlement
Termite tunnels and wood rot
Moisture and microbial growth
Improper vapor barriers
Plumbing leaks
Unsupported HVAC or ductwork

We physically enter crawlspaces as long as they are accessible and safe. If they’re blocked or dangerous (e.g., flooding, exposed nails), we document the limitation with photos.

In basements, we check for:

Efflorescence (white mineral deposits from moisture seepage)
Sump pumps and drainage systems
Structural cracks
Water staining or musty odors

📖 Related Reading:
➡️ Crawl Space Moisture: Why It's a Silent Threat to Your Home

13. Do you test for radon gas in Georgia homes?

Yes — radon testing is available as an optional service, and it’s strongly recommended in many parts of Georgia.

Why it matters:

Radon is a colorless, odorless radioactive gas that seeps from the soil
Long-term exposure can cause lung cancer
The EPA recommends testing in all homes during real estate transactions
Metro Atlanta is located in Zone 1 and Zone 2 areas, meaning moderate to high risk

We offer 48-hour continuous radon testing using digital monitors placed onsite. If levels exceed 4.0 pCi/L, we’ll recommend mitigation steps.

📖 Related Reading:
➡️ Understanding Radon in Georgia: Why Testing Matters

14. What about grading and drainage around the house?

Yes — we always evaluate site grading and drainage flow around the foundation.

Why it matters:

Improper grading allows water to collect near the foundation
Standing water leads to settlement, cracks, and basement leaks
Poor drainage is a leading cause of crawlspace humidity and mold
Inadequate downspout extensions or clogged gutters worsen the issue

We’ll check:

Slope away from foundation
Gutter and downspout setup
French drains, swales, and sump systems
Landscaping that traps water near the structure

📖 Related Reading:
➡️ How Landscaping Can Impact Your Home’s Foundation and Drainage
➡️ How to Identify and Address Poor Grading Around Your Home

15. Will you tell me the condition of the home’s structure?

Yes — we inspect the visible and accessible structure of the home from top to bottom, including:

Foundation walls (block, poured, slab)
Support beams and posts
Framing in the attic or crawlspace
Joists, rafters, trusses
Stair framing, deck support, load-bearing walls

We identify:

Settlement or shifting
Bowed or cracked foundation walls
Inadequate structural support (especially in DIY additions)
Water damage or rot compromising strength
Termite or carpenter ant damage

We don’t perform destructive testing (like removing drywall), but we do document everything we can visibly evaluate.

📖 Related Reading:
➡️ Garage Safety and Structural Concerns Every Homeowner Should Know

16. Will you inspect the electrical panel and outlets?

Absolutely — the electrical system is a top safety priority in every inspection.

We check:

Main electrical panel (breaker sizing, labeling, wiring condition)
Subpanels, if present
Double-tapped breakers
Bonding and grounding
Open splices or exposed conductors
GFCI and AFCI protection in required areas (kitchens, bathrooms, garages, exterior)

We also test:

Accessible outlets (especially near water sources)
Light fixtures and switches
Smoke/CO detector power connections

Many Atlanta-area homes built before 1980 still have older panels (Zinsco, Federal Pacific, etc.) that we’ll always call out due to fire hazard concerns.

📖 Related Reading:
➡️ Top 10 Most Common Inspection Defects That Aren’t Really Defects

17. Do you check for signs of termites or pest damage?

Yes — while we are not licensed exterminators, we always report visible signs of termite activity, such as:

Mud tubes in crawlspaces or on foundations
Wood rot or damage along baseboards, joists, or sills
Live or dead termites in damp wood
Powdery frass or chewed wood from carpenter ants

Georgia is in a high termite activity zone, and homes with poor drainage, mulch against siding, or wood-soil contact are especially vulnerable.

If we find evidence, we’ll recommend:

A licensed termite inspection (sometimes required for loan approval)
Treatment and monitoring plans

📖 Related Reading:
➡️ Termite Damage in Georgia: What to Look for During an Inspection

18. Can you tell if there’s lead paint or asbestos in the home?

If the home was built before 1978, there’s a strong chance of lead-based paint. Likewise, homes built before the 1990s could contain asbestos in:

Popcorn ceilings
Floor tiles
Pipe insulation
Old HVAC duct wrap

We do not test for lead or asbestos onsite, but we document:

Suspect materials based on age and visual clues
Areas of concern (especially if crumbling, damaged, or friable)

For definitive answers, we recommend lab sampling or specialized environmental testing.

📖 Related Reading:
➡️ Asbestos and Lead Paint: Are Older Homes in Atlanta Still at Risk?

19. Will you test the water heater and look for signs of failure?

Yes — water heaters are one of the most common items we flag.

We inspect:

Age (based on serial number decoding)
Temperature setting
Expansion tank presence/support
TPR valve and discharge pipe
Tank condition (rust, corrosion, leaks)
Gas line and venting (for gas models)

Older units (10+ years) are often past their life expectancy and could fail suddenly. We also catch:

Undersized or unsupported expansion tanks
Improper drain pan installations
Units located in unsafe areas (like finished basements without drainage)

📖 Related Reading:
➡️ The Importance of Checking Your Home’s Water Heater for Potential Failures

20. Will you explain your findings in a way I can understand?

Yes — this is one of the top reasons clients choose Reynolds Home and Property Solutions over other inspection companies.

We pride ourselves on:

Clear, plain-English reports
Same-day delivery with photos and summaries
Walkthroughs after the inspection to explain findings in person or over the phone
Being available for follow-up questions, even weeks later

We know that buying a home in Atlanta is stressful. We don’t just drop a PDF in your inbox — we make sure you understand what matters, what doesn’t, and what your options are.

🔚 Final Thoughts + Call to Action

Whether you’re buying, selling, investing, or just want peace of mind — you deserve an inspector who:

Doesn’t rush
Tells you the truth
Documents everything
Explains it clearly

That’s what we do at Reynolds Home and Property Solutions.

🛠️ Serving Atlanta, Marietta, Roswell, Sandy Springs, Decatur, Smyrna, Kennesaw, and surrounding areas.

🔗 Book your home inspection today at:
👉 https://www.reynoldshomeandpropertysolutions.com