Why You Should Never Rely on a Seller’s Inspection Report Alone in Marietta

Description: Thinking of skipping a buyer’s inspection because the seller already had one done? Here’s why homebuyers in Marietta and the greater Atlanta area should always get their own inspection.

Introduction:

It happens all the time: You're about to buy a home in Marietta, and the seller hands you an inspection report they commissioned just a few weeks ago. It seems thorough, recent, and covers all the major systems—so why bother getting another one?

As a professional home inspector serving Marietta and surrounding areas like Smyrna, Kennesaw, and Roswell, I provide pre-listing inspections for sellers all the time. And I still strongly recommend that buyers always get a second, independent inspection.

Your goals as a buyer are different. You need an inspection tailored to your questions, your priorities, and your future plans for the home. This blog will break down the risks of relying solely on a seller-provided report and explain why hiring your own inspector is worth every penny.

Why Sellers Order Pre-Listing Inspections (and Why That’s OK)

Sellers often order inspections before listing to:

• Get ahead of repairs

• Set a confident asking price

• Avoid surprises during negotiation

These are all valid reasons, and as an inspector, I perform many of these in Marietta and Atlanta suburbs. But remember: The report is written from the seller's perspective. It helps them market the home and anticipate what may come up.

That report was not written with you—the buyer—in mind.

Top Reasons Buyers Need Their Own Inspection in Marietta

1. Inspectors Tailor the Process to the Client’s Needs

   • A seller's report might not reflect your concerns (future renovations, allergies, long-term plans, etc.)

   • As your inspector, I walk through the home with you, explaining what I see in real time

2. No Recourse if Something Was Missed

   • You can’t typically hold a seller's inspector accountable

   • Your own inspector is working for you, and reports are covered by E&O insurance

3. Time Has Passed Since the Seller's Report

   • A lot can happen in 30, 60, or 90 days: new leaks, HVAC failures, pest activity

   • Georgia’s humid climate is notorious for accelerating wear and tear

4. You Don’t Know the Seller’s Agreement with the Inspector

   • Some seller reports skip optional components (mold, radon, sewer scope, roof walk)

   • You may want a more comprehensive inspection

5. Potential Bias or Repair Oversight

   • Even when unintentional, seller reports may minimize or gloss over known issues

   • You deserve a second opinion before investing hundreds of thousands

Real Example From a Marietta Inspection

A seller's report on a 1980s home in East Cobb didn’t include crawl space photos. The buyer hired me anyway. I discovered a hidden sewer backup that had occurred after the seller's inspection. It would have cost $7,000 to fix.

If the buyer had relied solely on the seller's report? They'd be paying for that repair themselves.

What a Buyer’s Inspection Includes (That a Seller's May Not)

• Roof and attic analysis with thermal imaging

• Foundation checks and grading/drainage review

• Crawl space and basement moisture testing

• HVAC system diagnostics during real-time operation

• Plumbing fixture pressure testing and drain checks

• Electrical panel safety review and GFCI testing

• Optional add-ons: sewer scopes, mold testing, radon, and more

Georgia-Specific Inspection Considerations

• Termite inspections are essential in humid Atlanta climates

• Older homes in Marietta may have aluminum or knob-and-tube wiring

• Crawl spaces must be thoroughly reviewed for moisture and structural integrity

• Grading and runoff around homes must align with Georgia erosion and drainage standards

FAQs About Buyer Inspections in Georgia

Q: If the seller already fixed things listed on their report, do I still need another inspection? A: Yes. You want to confirm repairs were done properly and evaluate the home in its current condition.

Q: Can I use the seller's inspection report to negotiate repairs? A: Maybe, but it's better to negotiate based on a report from your own inspector. That way, you have a full understanding of the current state of the home.

Q: Will the seller allow another inspection? A: In nearly all cases, yes. And if not, that’s a huge red flag.

Q: Is it worth paying again for a second inspection? A: Absolutely. A few hundred dollars could save you thousands in missed issues or negotiation leverage.

Final Thoughts: Hire Your Own Inspector—Even If You Trust the Seller

As someone who regularly performs seller pre-listing inspections in the Marietta and Atlanta metro area, I can tell you firsthand: A second opinion is critical.

No one will inspect the home the way your own inspector will — with your interests, safety, and investment in mind.

At Reynolds Home and Property Solutions, we walk through every square inch of the property with our clients. Our inspections average two hours longer than the industry standard, because we stay until there’s nothing left to see.

Ready to schedule your independent buyer’s inspection?

Visit www.reynoldshomeandpropertysolutions.com to book today.