Buying a Flipped House in Marietta, GA? 10 Hidden Problems a Pretty Renovation Can Cover Up

Fresh paint. New flooring. White cabinets. Quartz countertops. New appliances. Updated bathrooms.

Walk into the right renovated home in Marietta, Georgia, and it can feel like there is almost nothing left for a home inspector to find.

Sometimes that’s true.

Sometimes the beautiful finishes are sitting on top of some of the worst workmanship I encounter during home inspections in Atlanta and the surrounding suburbs.

I want to make something clear from the beginning: there is nothing inherently wrong with buying a flipped house.

There are investors and contractors in the Atlanta area who do excellent work. They pull the appropriate permits, hire qualified tradespeople, follow manufacturer installation requirements, correct problems properly, and produce houses that are substantially better than they were before the renovation.

But there is another side of the flipping business.

When the goal becomes getting a property purchased, renovated and back on the market as quickly and inexpensively as possible, buyers need to understand where corners can be cut.

And the dangerous part is that the corners usually aren’t cut where you can easily see them.

They’re cut under the HVAC equipment.

They’re cut behind the shower.

They’re cut inside the attic.

They’re cut under the insulation.

They’re cut behind the electrical panel cover.

They’re cut inside the crawlspace.

They’re cut around roof penetrations and flashing.

They’re cut in places most buyers will never examine during a showing.

That’s why one of the biggest pieces of Georgia home inspection advice I can give a buyer is this:

Do not confuse “recently renovated” with “properly renovated.”

Those are two very different things.

As a Marietta home inspector, I’ve inspected enough renovated properties around Cobb County and the greater Atlanta area to know that the houses that look the newest can sometimes require some of the closest scrutiny.

And occasionally, the real problems don’t become obvious until someone starts actually living in the house.

A Real Atlanta-Area Reminder of Why Flipped Homes Need Careful Inspection

Recently, I heard from a homeowner after problems began appearing in a renovated property.

I’m intentionally leaving out every identifying detail. The address, homeowner, seller, contractors and other parties aren’t important.

The lesson is.

The homeowner described several concerns that appeared after moving into the property, including:

• questions about how HVAC equipment had been supported,

• concerns about an auxiliary drain pan and drainage,

• water accumulating where it shouldn’t,

• possible water entry around an exterior penetration,

• a shower component that appeared to have been concealed with caulk,

• questions about whether renovation work had been permitted,

• and difficulty determining who performed portions of the work.

Some of these conditions may ultimately have relatively straightforward solutions. Others require evaluation by the appropriate qualified contractor.

But collectively they demonstrate something buyers need to understand:

A renovated house can look completely finished while important installation details remain hidden.

That’s the problem we’re going to talk about.

Why Cheap Flips Can Be So Difficult for Home Buyers to Evaluate

Most buyers understandably focus on what they can see.

A flipper understands that.

If an investor spends $10,000 on something hidden inside an attic, buyers may never notice it.

Spend that same $10,000 on countertops, lighting, flooring and bathroom finishes?

Everyone notices.

That creates an economic incentive to spend renovation dollars where they produce the greatest visual impact.

Again, that doesn’t mean every investor operates this way.

But it explains why buyers should pay particularly close attention to the systems behind the finishes.

A $300 light fixture isn’t nearly as important to me during an Atlanta property inspection as the electrical wiring supplying it.

Beautiful tile isn’t nearly as important as what’s preventing water from entering the wall behind it.

A new HVAC system isn’t nearly as important as whether that HVAC system was installed correctly.

And a new roof isn’t nearly as reassuring if the penetrations, flashing and drainage details were poorly executed.

The Georgia Department of Community Affairs currently identifies mandatory statewide construction codes covering residential construction, mechanical, plumbing, electrical, fuel gas and other systems. Georgia’s current code framework includes the 2024 International Residential Code, International Mechanical Code and International Plumbing Code with Georgia amendments, along with the 2023 National Electrical Code with Georgia amendments. The latest group became effective January 1, 2026.

Georgia Department of Community Affairs — Current State Minimum Codes⁠

That doesn’t mean your home inspector is performing a municipal code inspection.

A general home inspection and a municipal code inspection are different things.

InterNACHI describes a general home inspection as a visual, non-invasive examination intended to identify observed material defects in specified systems and components.

But understanding proper construction practices and recognizing questionable installations is incredibly important when inspecting renovated homes.

1. New HVAC Equipment Doesn’t Automatically Mean a Good HVAC Installation

This may be one of the biggest misconceptions I see.

Buyers see a recently manufactured HVAC system and immediately think:

Great. That’s one major expense I don’t have to worry about.

Maybe.

But there’s a major difference between new equipment and properly installed equipment.

The equipment itself may be excellent.

The installation surrounding it may not be.

During an inspection of renovated homes, I pay attention to much more than the manufacturer’s date.

I want to look at things such as:

• equipment support,

• condensate management,

• auxiliary drain pans where applicable,

• drain-line configuration,

• duct connections,

• refrigerant-line penetrations,

• electrical disconnects,

• combustion venting where applicable,

• insulation,

• air leakage,

• evidence of condensation,

• and signs that water isn’t draining as intended.

Improvised HVAC supports deserve attention

One situation that can concern buyers is finding equipment elevated using masonry blocks instead of the support system they expected.

But this is exactly where inspectors need to be careful about making blanket statements.

A concrete or masonry support is not automatically defective simply because it isn’t rubber.

Whether a support method is acceptable can depend on the equipment, installation configuration, manufacturer instructions and applicable requirements.

That’s an important distinction.

The correct question isn’t:

“Is that a concrete block?”

The correct question is:

“Is the equipment securely and appropriately supported according to the installation requirements for this particular system?”

Good home inspections aren’t about identifying things that look unusual.

They’re about understanding whether those things create an actual problem.

2. Condensate Drainage Can Turn a Small Installation Error Into a Big Water Problem

Atlanta summers are brutal on air-conditioning systems.

Our combination of high temperatures and humidity means an air conditioner can remove a substantial amount of moisture from indoor air.

That moisture has to go somewhere.

Normally it becomes condensate and travels through the system’s drainage arrangement.

If that drainage isn’t configured correctly, water can collect where it shouldn’t.

A seemingly insignificant problem — improper slope, poor routing, an obstruction or another drainage issue — can potentially contribute to:

• overflowing pans,

• wet insulation,

• ceiling staining,

• wood moisture,

• microbial growth conditions,

• damaged drywall,

• or water reaching concealed building materials.

This is why I don’t treat condensate drainage as a throwaway item during home inspections in Marietta, GA.

Water has an incredible ability to turn inexpensive mistakes into expensive repairs.

3. The Emergency Drain Pan Is Not Decorative

When certain HVAC equipment is located where leakage or condensate overflow could damage building components, secondary protection can become extremely important.

Buyers may see a metal pan beneath an attic air handler and assume everything is fine.

I don’t stop at:

“There’s a pan.”

I want to understand:

Will the pan actually catch the water?

A pan that doesn’t adequately protect the area beneath potential leakage isn’t particularly helpful.

The same principle applies to drainage.

Having a drain pipe present doesn’t automatically mean the drainage system is functioning correctly.

During an inspection, configuration matters.

This is one of those details almost nobody notices during an open house.

Nobody walks into the kitchen and says:

“Beautiful countertops. I wonder how the auxiliary HVAC drain pan is configured.”

But after water comes through the ceiling?

Suddenly that pan becomes considerably more interesting.

4. Roof and Exterior Penetrations Can Leak Even When the Roof Looks New

One of the most dangerous phrases in real estate is:

“The roof is new.”

Wonderful.

Who installed it?

What exactly was replaced?

How were penetrations flashed?

Were existing problems corrected or simply covered?

Are plumbing vents properly sealed?

Are mechanical penetrations properly integrated into the roofing system?

Are there signs of active leakage?

InterNACHI’s Standards of Practice specifically include observation of roof-covering materials, vents, flashing and other roof penetrations, and inspectors are expected to report observed indications of active roof leaks as needing correction.

InterNACHI Standards and Policies⁠

Water intrusion frequently occurs at transitions and penetrations rather than magically through the middle of an otherwise intact roof surface.

That’s why a roof inspection isn’t simply:

Shingles look new. Check.

5. Caulk Is Not a Building System

I like caulk.

Caulk has plenty of legitimate uses.

But caulk has also become the duct tape of questionable renovations.

If something doesn’t fit properly?

Caulk it.

There’s a gap?

Caulk it.

Something cracked?

Caulk it.

Water getting somewhere it shouldn’t?

More caulk.

The problem is that sealant is not a substitute for proper installation.

Bathrooms are a prime example.

A renovated bathroom can look fantastic while hiding improper waterproofing or damaged components beneath or behind the finish.

And buyers usually cannot see what’s behind the tile or shower enclosure.

That makes visible clues extremely important.

Be suspicious of cosmetic repairs over cracks

If a crack has simply been filled or concealed instead of the damaged component being properly repaired or replaced, normal use can expose it again.

Water makes these situations particularly concerning.

A shower can potentially send gallons upon gallons of water across its surfaces every week.

If that water reaches materials that weren’t designed to remain wet, damage can occur out of sight.

6. Fresh Paint Can Be the Best Friend of a Bad Renovation

Fresh paint isn’t a problem.

But fresh paint can make inspection more difficult.

Why?

Because staining tells a story.

Water stains can indicate previous leakage.

Discoloration can reveal condensation.

Ceiling patches can reveal previous plumbing repairs.

Wall repairs can reveal movement.

Painting everything immediately before listing can erase some of those visual clues.

Again, that doesn’t mean a seller who paints a house is hiding something.

Most sellers paint because freshly painted houses look better.

But when I’m inspecting a recently renovated home, I’m looking beyond the paint.

I’m examining areas such as:

• attic sheathing,

• roof framing,

• plumbing penetrations,

• areas beneath bathrooms,

• crawlspace framing,

• basement walls,

• HVAC equipment,

• window openings,

• and other places cosmetic renovations are less likely to reach.

That’s where the house starts talking.

7. New Flooring Can Hide a Lot

Luxury vinyl plank flooring has transformed renovations.

It’s attractive, relatively affordable and can dramatically modernize an older property.

It can also cover an enormous amount of history.

Under new flooring there could potentially be:

• previous moisture damage,

• damaged subflooring,

• uneven surfaces,

• patched areas,

• termite damage,

• plumbing repairs,

• or other conditions.

A home inspector usually isn’t going to pull up newly installed flooring.

That’s one reason inspections are described as visual and non-invasive.

So we look for secondary clues.

Soft areas.

Movement.

Unusual transitions.

Moisture indications.

Visible conditions from the crawlspace or basement below.

This is also why accessibility matters.

The more of the structure I can actually see, the better I can evaluate it.

8. Electrical Work Is One Place Where “It Works” Isn’t Good Enough

Flip the switch.

Light comes on.

Everything is fine, right?

No.

Electrical defects are some of the most important problems I find during Atlanta property inspections because many electrical problems don’t prevent equipment from operating.

A receptacle can work while being improperly wired.

A light can illuminate while an unsafe splice exists elsewhere.

A breaker can supply electricity while something inside the panel deserves correction.

Renovated houses may have combinations of old and new electrical work.

That transition is where careful inspection becomes important.

I pay particular attention to areas where newer renovations intersect with older systems.

The kitchen may look 2026.

Parts of the electrical system may still belong to another era.

Georgia currently uses the 2023 National Electrical Code with Georgia amendments as part of its State Minimum Standard Codes.

Again, a home inspection isn’t the same thing as a municipal electrical code inspection.

But safety doesn’t stop mattering because something is hidden behind a cover.

9. Plumbing Problems Can Stay Hidden Until Someone Actually Lives in the House

This is another issue with vacant renovated homes.

A house can look perfect when nobody is using it.

Then a family moves in.

Now showers are running.

The dishwasher is operating.

The washing machine is draining.

Multiple toilets are flushing.

Everyone is using sinks.

Hot water demand increases.

Suddenly the plumbing system is being asked to perform under normal household conditions.

That’s when marginal problems can reveal themselves.

During my inspections, I operate accessible plumbing fixtures and evaluate visible plumbing components within the scope of the inspection.

But a home inspection represents a snapshot in time.

It isn’t equivalent to occupying the property for a week.

That’s why buyers should pay attention to anything unusual involving drainage, water pressure, staining, moisture or previous plumbing repairs.

And for many Atlanta-area properties, I also strongly recommend considering a sewer scope.

The house can have the nicest kitchen in Cobb County while a sewer problem is developing underground.

The countertops won’t tell you that.

10. Missing Permit History Doesn’t Automatically Prove Bad Work — But It Should Trigger Questions

This deserves nuance.

Buyers sometimes search permit records and discover they can’t find documentation for renovations.

That doesn’t automatically prove illegal work occurred.

Records can be incomplete.

Jurisdictional requirements vary.

Some work doesn’t require the same permitting process as other work.

Older permits may not always be easily accessible online.

But if a property appears to have undergone a major renovation involving HVAC, plumbing, electrical, structural or other substantial work, it’s reasonable for a buyer to ask questions.

What work was completed?

Who performed it?

Were permits required?

Were permits obtained?

Were required inspections completed?

Are invoices available?

Are warranties transferable?

Was the HVAC installation registered?

Was the roof professionally installed?

Who completed the electrical work?

Who completed the plumbing?

The Georgia Department of Community Affairs explains that the state’s mandatory construction codes apply statewide, while local governments establish administrative procedures for enforcement.

Georgia DCA — Mandatory and Permissive State Codes⁠

So permit questions should generally be directed to the authority having jurisdiction for that particular property, rather than assuming the same permitting process applies everywhere in metro Atlanta.

The Biggest Red Flag Isn’t One Defect — It’s a Pattern

This may be the most important thing in this entire article.

One questionable installation doesn’t necessarily mean you bought a bad house.

Neither does one loose fitting.

Or one drainage issue.

Or one sloppy bead of caulk.

Houses are built by human beings.

Human beings make mistakes.

What gets my attention is a pattern.

If I find questionable workmanship in the attic…

then another questionable repair in the bathroom…

then an electrical shortcut…

then poor drainage…

then evidence of concealed repairs…

I start looking even harder.

Because workmanship tends to leave fingerprints.

Careful contractors usually produce careful work.

Sloppy contractors often leave evidence throughout the property.

That’s one of the reasons experience matters during a home inspection.

You’re not simply looking at thousands of individual components.

You’re looking for a story.

The $50,000 Kitchen Can Distract You From the $5 Plumbing Fitting

Flipped homes are designed to sell.

That isn’t an insult.

It’s literally their purpose.

Investors know what buyers want.

Open floor plans.

Large islands.

Quartz.

Black fixtures.

New lighting.

Luxury vinyl plank.

Tile showers.

Fresh landscaping.

Neutral paint.

Buyers walk through and think:

“We don’t have to do anything.”

That’s exactly when you need to slow down.

Because the expensive-looking renovation isn’t necessarily where your future repair bill is hiding.

The $5 fitting behind something may matter more.

The incorrectly routed drain line may matter more.

The roof penetration may matter more.

The electrical connection inside the panel may matter more.

The damaged shower assembly covered with sealant may matter more.

A home inspection isn’t about determining whether the house looks good.

You already have eyes for that.

My job is to investigate the parts of the house you probably weren’t thinking about while you were admiring the kitchen.

Why Atlanta and Marietta Flips Deserve Special Attention

Homes throughout Marietta, East Cobb, Smyrna, Kennesaw, Roswell, Sandy Springs, Decatur and Atlanta cover an enormous range of ages and construction methods.

You can inspect a 1960s ranch in the morning and a nearly new townhouse that afternoon.

Renovations create another layer.

A 1970 house may contain:

• original framing,

• 1980s plumbing repairs,

• a 1990s addition,

• 2000s HVAC,

• a 2015 roof,

• and a 2026 kitchen renovation.

That house isn’t really a “1970 house” anymore.

It’s five decades of construction decisions stacked on top of one another.

That’s exactly the type of property where a thorough Marietta home inspector earns his keep.

Georgia’s Climate Makes Water Management Especially Important

If there’s one enemy I repeatedly encounter in Georgia homes, it’s moisture.

Atlanta experiences hot, humid summers and substantial rainfall.

That puts enormous importance on:

• roof drainage,

• flashing,

• exterior penetrations,

• grading,

• gutters,

• downspouts,

• crawlspace moisture control,

• HVAC condensate management,

• bathroom waterproofing,

• plumbing integrity,

• and ventilation.

Water doesn’t care how expensive the renovation was.

And water damage doesn’t necessarily announce itself immediately.

Sometimes it takes months.

That’s why I take moisture-related observations seriously.

It’s also why thermal imaging is such a valuable additional tool when conditions allow it to reveal temperature anomalies that warrant further investigation.

At Reynolds Home and Property Solutions, thermal imaging is included with my home inspections.

It doesn’t let me see through walls.

No thermal camera does.

But used correctly, it can provide another piece of information that helps determine where closer investigation may be warranted.

“But the House Passed Inspection.”

I hear versions of this phrase frequently.

There is an important misunderstanding here.

Houses don’t pass or fail a general home inspection.

A home inspection isn’t a warranty.

It isn’t a guarantee that something will never break.

It isn’t destructive testing.

It isn’t an engineering analysis.

It isn’t a municipal code inspection.

And it doesn’t reveal every condition concealed behind walls, flooring, insulation or finishes.

InterNACHI’s Standards of Practice specifically characterize the inspection as a non-invasive visual examination of accessible areas designed to identify observed material defects.

That’s why buyers should be skeptical of anyone who tells them:

“Don’t worry. The house passed inspection.”

That’s not really how this works.

A Municipal Inspection Doesn’t Replace Your Home Inspection Either

Here’s another common misconception with renovated homes:

“The work was permitted, so we don’t need to worry about it.”

Permits are valuable.

Required municipal inspections are valuable.

I would much rather see appropriate work properly permitted and inspected than have no documentation.

But that doesn’t eliminate the value of an independent home inspection.

Municipal inspectors and home inspectors perform different jobs.

Likewise, a home inspector doesn’t replace:

• a licensed HVAC contractor,

• electrician,

• plumber,

• structural engineer,

• roofing contractor,

• pest professional,

• chimney specialist,

• or other specialist when their expertise is warranted.

The smartest approach is using the appropriate professional for the appropriate question.

What Buyers Should Ask Before Purchasing a Flipped Home in Georgia

If you’re considering a recently renovated property, ask questions before your due-diligence period disappears.

Here are some of the questions I would want answered:

• When did the seller purchase the property?

• What renovations were performed?

• Who served as the general contractor?

• Which licensed trades performed HVAC, electrical and plumbing work?

• Were permits required?

• If so, can the seller provide permit information?

• Are contractor invoices available?

• Are equipment warranties transferable?

• Was the roof replaced or simply repaired?

• Was the HVAC system replaced completely or were only portions replaced?

• Were plumbing supply or drain lines replaced?

• Was electrical service equipment replaced or modified?

• Was structural framing changed?

• Were walls removed?

• Was a bathroom or kitchen relocated?

• Was waterproofing installed behind new shower finishes?

• Were previous water or termite problems discovered during renovation?

• Are photographs available showing the property during construction?

That last question can be surprisingly useful.

Ask for renovation photographs.

Good contractors often document their work.

Pictures taken before drywall and finishes were installed can provide valuable information about what exists behind them.

Look at the Property’s Sale History

Another useful step when buying a flip is examining the property’s transaction history.

Suppose you see something like:

January — Purchased for $310,000

June — Listed for $525,000

That doesn’t automatically mean anything improper occurred.

The investor may have legitimately put substantial money and labor into the house.

But it tells you something important:

This property was renovated specifically for resale.

Now I want to know what happened during those months.

What was replaced?

What was repaired?

What was merely covered?

Who did the work?

That’s due diligence.

For FHA-financed transactions, HUD also maintains specific rules addressing certain rapid resales/property flipping, including timing requirements in applicable situations.

HUD information regarding FHA property-flipping requirements⁠

Don’t Waive Your Inspection Because Everything Is New

This deserves its own section.

Please don’t do this.

New construction needs inspections.

Renovated houses need inspections.

Flipped houses need inspections.

Older houses need inspections.

Luxury houses need inspections.

I’ve seen expensive houses with serious problems and modest houses that were exceptionally well maintained.

Price doesn’t determine workmanship.

Neither does appearance.

Some of the easiest properties to sell emotionally are exactly the properties where buyers need to remain analytical.

You can love the kitchen.

Just inspect the attic too.

Should You Get a Sewer Scope on a Flipped House?

Often, yes.

Especially if the age of the house, surrounding trees, sewer configuration or other conditions make underground drainage a concern.

Renovating everything above ground doesn’t necessarily do anything to the sewer lateral below ground.

A seller can spend tens of thousands of dollars remodeling the interior while leaving a decades-old sewer line untouched.

A standard visual home inspection can’t see through the soil.

That’s why a sewer camera can provide information a normal inspection simply can’t.

For many home inspections in Atlanta, particularly older properties, I strongly recommend buyers consider adding a sewer scope.

Should You Get Radon Testing?

Radon isn’t a “flip problem.”

It’s a house problem.

A beautiful renovation doesn’t change whether elevated radon may be present.

The same goes for environmental and indoor-air concerns.

If appropriate for the property and your circumstances, testing can be considered independently of how recently the home was renovated.

Don’t allow shiny finishes to distract from the due diligence you would perform on any other house.

What Should You Do If Problems Appear After You Buy a Renovated Home?

First, document everything.

Take photographs.

Take video.

Keep invoices.

Keep inspection reports.

Keep seller disclosures and transaction documents.

Keep contractor communications.

Record equipment model and serial numbers.

If water is actively causing damage, prioritize protecting the property and have the appropriate professional evaluate the source.

Then separate the issues.

Don’t assume ten symptoms necessarily have one cause.

You may need different professionals for HVAC, roofing, plumbing or other systems.

And be careful about assigning blame before you understand what actually happened.

The goal initially should be:

What is wrong?

Why is it happening?

How should it be corrected?

Is additional concealed damage likely?

Once you have those answers documented by qualified professionals, you’re in a much better position to determine what to do next.

Cheap Work and Cheap Houses Are Not the Same Thing

I also don’t want buyers to misunderstand the word “cheap.”

I’m not talking about inexpensive houses.

I’m talking about cheap workmanship.

There’s a difference.

I’ve inspected modest homes where somebody cared deeply about every repair.

I’ve inspected expensive properties where the workmanship left me scratching my head.

Quality isn’t determined by ZIP code.

A $1 million renovation can contain a $10 shortcut.

And that $10 shortcut can cause thousands of dollars in damage.

Common Questions About Flipped Homes in Marietta and Atlanta

Are flipped houses bad to buy?

No. A properly renovated flipped home can be an excellent purchase. The concern isn’t that the property was flipped; it’s whether the renovation was completed correctly. Buyers should independently inspect the property and investigate major renovation work.

Should I have a flipped house inspected even if everything is new?

Absolutely. New components can still be improperly installed. A new HVAC system, roof, electrical panel, water heater or bathroom doesn’t automatically mean the installation is correct.

Does a new HVAC system mean I don’t need to worry about HVAC?

No. Equipment age and installation quality are separate issues. Your inspector should evaluate visible and accessible portions of the installation, including drainage, electrical connections, ductwork, venting where applicable and other observable conditions.

Are concrete blocks underneath HVAC equipment automatically wrong?

Not necessarily. The correct support arrangement depends on the equipment, installation, manufacturer’s instructions and applicable requirements. An inspector should evaluate the installation rather than declaring a material defective simply because of what it’s made from.

Should an HVAC drain pan be larger than the unit?

The important issue is whether the required secondary protection is appropriately configured to capture and manage leakage or overflow for the installation. Specific requirements can depend on the equipment and installation circumstances. A qualified HVAC contractor should evaluate questionable configurations.

Can caulk properly repair a cracked shower?

That depends on what has cracked and why. Sealant has legitimate uses, but it shouldn’t be assumed to restore a damaged shower component or substitute for the required waterproofing assembly. Significant cracking warrants evaluation.

Does a permit mean the renovation was done correctly?

A permit and required municipal inspections are valuable, but they aren’t a substitute for an independent home inspection. Conversely, being unable to locate a permit online doesn’t by itself prove improper work occurred.

Can a home inspector tell whether renovation work was permitted?

An inspector may identify evidence of renovation and recommend that the buyer investigate permits, but permit research and home inspection are separate activities. Permit requirements and records should be verified with the appropriate local authority.

What are the biggest red flags in a flipped house?

Look beyond cosmetic finishes. HVAC installation, electrical work, plumbing, drainage, roof penetrations, structural alterations, bathroom waterproofing, crawlspaces, attics and evidence of previous moisture problems deserve particular attention.

What inspection should I get before buying a flipped house in Marietta?

Start with a thorough general home inspection. Depending on the property, you may also want a sewer scope, radon testing, air-quality or mold sampling, chimney inspection, pest inspection, structural evaluation or specialized HVAC/plumbing/electrical evaluation.

My Advice to Anyone Buying a Flipped Home in Marietta

Don’t be afraid of flipped homes.

Be informed about them.

There are some excellent renovations throughout Marietta and metro Atlanta.

But don’t let new finishes convince you that an inspection is less important.

In many ways, the opposite can be true.

An untouched 40-year-old house tells you exactly what it is.

A completely renovated 40-year-old house requires you to determine what changed — and how well it was changed.

That’s where a thorough inspection becomes incredibly valuable.

When I’m inspecting a home, I’m not there to admire the countertops.

I’m looking at the attic.

The crawlspace.

The electrical system.

The HVAC installation.

The plumbing.

The roof.

The drainage.

The structure.

The places where water can get in.

And the places someone might hope a buyer never looks.

Because eventually someone has to look.

I’d rather it happen during your due-diligence period than after you’ve moved in.

Schedule a Home Inspection in Marietta or Metro Atlanta

If you’re considering a renovated or flipped property in Marietta, East Cobb, Smyrna, Kennesaw, Roswell, Alpharetta, Sandy Springs, Decatur, Woodstock or the greater Atlanta metro area, Reynolds Home and Property Solutions can help you understand what you’re actually buying.

My inspections aren’t designed to scare buyers.

They’re designed to give you information.

Reynolds Home and Property Solutions provides comprehensive home inspections along with services including sewer scopes, radon testing, thermal imaging and other inspection options depending on the property.

If the house looks perfect, great.

Let’s make sure the parts you can’t see tell the same story.

Schedule your Atlanta or Marietta home inspection with Reynolds Home and Property Solutions⁠