A general home inspection is a broad, visual review of a home’s major systems. It is valuable, but it has limits. Depending on the home’s age, location and features, you may want additional, specialized inspections. Knowing what is available helps you decide what to schedule within your inspection period.
Radon testing
Radon is a naturally occurring radioactive gas that can enter homes from the ground. It is colorless and odorless, so testing is the only way to know the level in a home. The U.S. Environmental Protection Agency recommends testing homes for radon and provides information about testing and mitigation at EPA.gov/radon.
Radon testing typically involves placing a device in the lowest livable level of the home for a set period. If levels are elevated, mitigation systems are available. Many inspectors offer radon testing as an add-on service.
Sewer scope inspections
The sewer line that runs from the home to the municipal sewer or septic system is underground and out of sight. A sewer scope uses a camera fed through the line to look for cracks, root intrusion, sagging sections or blockages. It can be especially worth considering for older homes or properties with mature trees near the line. Repairs to a main sewer line can be significant, so knowing its condition ahead of time is helpful.
Wood-destroying insect inspections
Termites and other wood-destroying insects can cause damage that is not always obvious. A wood-destroying insect inspection, often called a termite inspection, looks for signs of activity or past damage. In some areas and with some loan types, this inspection may be required. Ask your agent and lender whether it applies to your purchase.
Other specialized evaluations
Depending on the property, you might also consider:
- Septic inspection: for homes not connected to a municipal sewer system.
- Well water testing: for homes with private wells, to check water quality and flow.
- Mold assessment: if there are signs of moisture or a musty odor.
- Structural evaluation: by an engineer, if the general inspector notes foundation concerns.
- Roof inspection: by a roofing professional, especially for older or complex roofs.
- Chimney inspection: for homes with fireplaces or wood stoves.
- Lead-based paint inspection: for homes built before 1978, where buyers generally have the opportunity to conduct one.
- Pool and spa inspection: if the property has either.
Deciding what you need
Not every home needs every test. Talk with your general inspector about which specialized inspections make sense based on what they see and the home’s characteristics. Read your contract to understand your inspection period and plan ahead, since specialists may have limited availability.
The cost of specialized inspections is usually small compared with the cost of unexpected repairs. For questions about health concerns like radon or mold, consult the EPA’s guidance and talk with qualified professionals. To start your home search, reach out through our contact page.
Specialized Inspections Common in North Georgia
The homes around Cartersville, Bartow County, and the surrounding communities vary from in-town houses on city services to rural properties with wells, septic systems, and outbuildings. That variety means the right set of inspections can look different from one home to the next. A few are especially worth discussing in this area.
- Termite inspections: The warm, humid climate of the Southeast is favorable to termites. Many buyers in Georgia include a wood-destroying insect inspection, and some lenders or loan programs may require a report. Ask whether the home has an existing termite bond and whether it can be transferred.
- Septic inspections: Many homes outside city limits use septic systems. An inspection can look at the tank, the drain field, and how the system is functioning. Ask the seller when the tank was last pumped.
- Well testing: Homes with private wells may benefit from testing for water quality and flow. Your local county extension office or a qualified lab can explain common tests.
- Radon testing: Radon levels can vary from house to house, even on the same street. Because the geology of parts of North Georgia makes radon worth checking, many buyers choose to test.
- Crawl space evaluation: Many homes in the region are built over crawl spaces, where moisture can lead to issues. If the general inspector notes concerns, a specialist can take a closer look.
Putting It Into Practice: Scheduling Within Your Due Diligence Period
Specialized inspections take time to book and complete, and your contract deadlines do not move on their own. Planning ahead helps you fit everything in.
- Book the general inspection immediately. As soon as your offer is accepted, schedule your general inspector. Ask whether they offer radon or termite inspections as add-ons.
- Decide on known needs right away. If the home has a septic system, well, pool, or fireplace, schedule those specialists at the same time.
- Leave room for surprises. The general inspection may recommend further evaluation, such as a structural engineer or roofer. Leave a few days for follow-up.
- Know how long results take. Some tests, like radon or water quality, may take a few days to return results. Plan around that.
- Coordinate access. We can help schedule access to the home for each inspector through the listing agent.
- Review results before your deadline. Make sure you have time to read reports, get estimates, and decide on next steps before the period ends.
Common Mistakes With Specialized Inspections
- Assuming the general inspection covers everything. Read the inspection agreement to understand exclusions.
- Waiting to book specialists. Some specialists have limited availability. Contact them early.
- Skipping septic or well checks on rural properties. Repairs to these systems can be significant, and they are hard to evaluate without a specialist.
- Not asking about existing service records. Termite bonds, septic pumping records, and radon mitigation documentation can all be helpful.
- Ignoring results that seem minor. Talk through each finding with the specialist so you understand what it means.
Questions Readers Ask
What happens if radon levels are elevated?
Mitigation systems can reduce radon levels in many homes. A qualified radon professional can explain options. For questions about health, follow EPA guidance and talk with a qualified professional.
Can I ask the seller to pay for specialized inspections?
Buyers typically pay for their own inspections, but repair requests based on the results can be part of negotiations.
Do I need a survey?
A survey can confirm property lines, easements, and the location of structures. It is especially helpful for rural lots and acreage. Ask your closing attorney about it.
