Home inspections in Georgia: what gets checked, what doesn't, and how to use the report
In Georgia the inspection happens inside your due diligence period, so the clock, not a contingency, decides how much the report is worth to you.
Georgia has no inspection contingency — it has a due diligence period
Most national advice talks about an "inspection contingency." Georgia's standard purchase contract works differently. You negotiate a due diligence period — a set number of days after the contract is accepted — and during it you can terminate for any reason, or no reason, by giving written notice. Earnest money is generally returned if you terminate in time; any separate due diligence fee you paid the seller is not.
That makes the inspection a race. Everything you want to know about the house — the general inspection, the termite letter, a sewer scope, insurance quotes, contractor bids for anything the inspector flags — has to come back early enough that you can decide and, if you want repairs, negotiate an amendment before the period ends. Book the inspector the day your offer is accepted. Our due diligence guide walks through the whole window.
What a general home inspection covers
A general inspection is a visual, non-invasive look at the systems and components an inspector can safely reach. A good report will cover:
- Structure — foundation, crawl space or basement, framing that can be seen, signs of settlement or water intrusion.
- Roof and exterior — roof covering, flashing, gutters, siding, grading and drainage away from the house.
- Plumbing — supply and drain lines that are visible, water heater age and venting, fixtures, active leaks.
- Electrical — service panel, visible wiring, outlets, GFCI protection near water, obvious hazards.
- Heating and cooling — whether the systems run, their approximate age, visible condition of ducts and condensate lines.
- Interior — windows, doors, stairs, railings, ceilings and floors, signs of past leaks.
- Attic and insulation — ventilation, insulation depth, evidence of pests or roof leaks.
- Built-in appliances — whether they operate.
What it does not cover — and the extra inspections worth ordering
An inspector will not open walls, move furniture, predict how long a system will last, or test for things that need lab work. Several Georgia-common issues fall outside a general inspection entirely. Decide on these at the same time you book the general inspection so they all land inside the window:
| Extra inspection | When to consider it |
|---|---|
| Wood infestation (termite) report | Almost always in Georgia; required by many lenders, including VA. See the termite guide. |
| Sewer scope | Older homes, mature trees near the line, or any sign of slow drains. |
| Septic inspection | Any home not on public sewer. See septic systems. |
| Well water test | Any home on a private well. See well water. |
| Radon test | Parts of north Georgia have elevated radon; a short test is inexpensive peace of mind. |
| Structural engineer | Cracks, sloping floors, or a foundation note in the general report. |
| HVAC or roofing contractor | Systems near the end of their life, or a roof the inspector could not walk. |
Choosing an inspector
Georgia does not issue a state home inspector license, so vetting is on you. Ask for a sample report and read it — a useful one has photos, plain explanations and a clear summary of material defects. Ask about training and certification, professional association membership, errors-and-omissions and general liability insurance, how long they have inspected homes in your area, and how quickly the report arrives. A report that takes four days to deliver can cost you a third of a short due diligence period.
Prices are set by each inspector and usually scale with square footage, age and add-ons. Get the quote in writing before the day.
Inspection day
Go if you can, at least for the last half hour. The inspector can show you where the water shut-off is, which crack is cosmetic and which one is not, and what the report's language actually means. Make sure utilities are on — your agent should confirm this with the listing agent — because an inspector cannot test a furnace with no gas.
Turning the report into a decision
Every report on every house lists dozens of items. Sort them into three piles: safety issues and big-ticket systems (roof, foundation, HVAC, electrical panel, water intrusion); items you would fix anyway; and cosmetic notes. Only the first pile usually belongs in a negotiation.
Then pick a path before the due diligence period ends: proceed as-is; ask the seller to repair specific items, with licensed contractors and receipts; ask for a price reduction or a closing cost credit instead; or terminate. Credits are often cleaner than seller repairs, because you control who does the work — though loan programs limit how much a seller can contribute, so check with your lender. Our home inspection red flags list covers the items worth walking away over.
Common questions
Is a home inspection required in Georgia?
No law requires one, and lenders generally do not require a general inspection (they order an appraisal, which is different). But skipping it means using your due diligence period blind. Nearly every buyer should get one.
Can I back out after the inspection in Georgia?
Yes, if you are still inside your due diligence period. You can terminate for any reason by written notice before it expires, and your earnest money is generally returned. After the period ends, an inspection finding alone is not a reason to terminate under the standard contract.
Does the seller have to fix what the inspector finds?
No. Repairs are negotiated. You can ask, the seller can say yes, no or counter, and you decide whether to proceed — all before due diligence ends.
Should I inspect a brand-new home?
Yes. New homes have defects too, and the builder's own inspections are not done for you. Many buyers get a pre-drywall inspection and a final inspection. See our guide to buying new construction.
How long does a home inspection take?
Usually a few hours for a typical single-family home, longer for large or older houses. Ask the inspector when you will have the written report — that turnaround matters more than the visit.
Read next
General information for Georgia home buyers, not legal, tax or lending advice. Loan programs, rates, limits, tax rates and insurance terms are set by lenders, agencies, counties and insurers and change — confirm current figures with them, and have your closing attorney review anything you sign.