A free guide for buyers and sellers in North Carolina and South Carolina
The goal of an inspection is not a perfect house. The goal is a better informed decision. This guide explains what a general home inspection can and cannot tell you, which specialty inspections are worth ordering for which homes, how to fit everything inside your due diligence or inspection period, and how buyers and sellers can use the results calmly.
What the Full Guide Covers
- An Inspection Is Decision Support
- Timing: Fitting Inspections Into Your Contract
- Choosing the Inspector and Understanding the Scope
- The Buyer Inspection Roadmap
- What the General Inspection Covers
- Common Problem Materials and Conditions
- Specialty Inspections: What, When, and Why
- New Construction: New Does Not Mean Uninspected
- Reading and Using the Report
- For Sellers: Inspections Before and During the Sale
- Build Your Inspection Plan
- Inspection Turns Uncertainty Into Questions
Common Questions
What inspections should I order?
Start with a general home inspection, a wood destroying insect report, and a radon test. Add a well test, septic evaluation, or sewer scope depending on the utilities, and add a structural engineer, roofer, HVAC contractor, chimney, stucco, pool, or dock specialist when the home has that feature or the general inspector flags it. The matrix in this guide shows when each one is worth ordering.
How do I choose a qualified inspector, and what does the inspection cover?
Verify the state license, ask about experience with similar homes, read the agreement for scope and exclusions, and ask when you will get the report. The general inspection covers visible, accessible structure, exterior, roof, plumbing, electrical, heating, cooling, interior, insulation, ventilation, and built in appliances. It does not cover pests, environmental hazards, underground items, life expectancy, or code compliance.
How much does a home inspection cost?
Fees depend on the home’s size, age, foundation type, detached structures, travel, and which add on services you choose. Specialty services are usually priced separately. Ask for a written quote listing every service before you schedule.
Should I attend the inspection?
Yes, when you can, at least for the final walkthrough. You will understand the findings better, see where the shutoffs are, and be able to ask questions. Follow the inspector’s safety rules.
Do I need an independent inspection on a newly built home?
It is strongly recommended. Code inspections check minimum requirements at certain stages, not every detail on your behalf. Consider a pre drywall inspection, a pre closing inspection, and another before the builder’s warranty period ends.
Should I have a specialist look at the roof, foundation, crawl space, or moisture?
Yes, whenever the general inspector recommends it or finds active leaks, significant cracks, movement, standing water, or high moisture. A specialist can give an opinion on cause and a repair scope, which is the best basis for a decision.
What other testing should I consider for radon, pests, or environmental hazards?
Radon testing is recommended for every home in North Carolina, and a wood destroying insect report is standard on most resales. For older homes, consider lead and asbestos evaluation, especially before renovating, and look for signs of old fuel tanks. Consider mold evaluation only after the moisture source is understood.
What is a CL-100, and how does it relate to my contract?
The CL-100 is the Official South Carolina Wood Infestation Report, prepared by a licensed pest control professional. It reports visible wood destroying insects, decay fungi, and crawl space moisture of 20 percent or more. It is a due diligence item, lenders often require one dated close to closing, and its findings feed into your decision to proceed, negotiate, or terminate within your contract rights.
Are termite bonds transferable?
Often, but it depends on the contract. North Carolina rules require the agreement to state whether and how it transfers. Ask the seller for the contract and confirm with the company, including any transfer fee, before closing.
How often should I renew a termite bond?
Many renew every year and lapse if the renewal fee is not paid. Keeping it current preserves the company’s obligation under the contract. Check whether your bond covers retreatment only or repairs as well.
How do I check a private well and septic system before buying?
Have the water tested by a state certified laboratory, ask a well professional to check the equipment and yield if needed, and order a septic evaluation that locates and inspects the tank and drainfield. Pull the well and septic permit records from the county or state, and ask the seller for pumping and service records.
What is a septic permit, and why does the attorney ask for it?
The permit shows the approved system design and the number of bedrooms it was designed for. Attorneys and lenders ask because a home marketed with more bedrooms than the permit allows can cause financing, appraisal, and resale problems. If no permit exists, ask your attorney how to proceed before your deadline.
What is a sewer scope, and do I need one?
It is a camera inspection of the buried sewer line from the house toward the public main. It is worth ordering for older homes, homes with large trees nearby, slow drains, or unknown pipe material.
What are the signs of moisture in a crawl space?
Standing water, damp soil, a torn or wet vapor barrier, fallen insulation, stained or decaying wood, condensation on ducts, musty odors, and high wood moisture readings. Treat these as reasons for a moisture or crawl space specialist.
Is encapsulation worth it?
It can be when the crawl space has a real humidity or moisture problem and the water sources are fixed first. It is not a cure for active water entry. Get more than one opinion and understand the dehumidifier maintenance and warranty.
Is a cracked foundation normal?
Small hairline cracks are common and often cosmetic. Wide, growing, offset, or stair step cracks, or cracks with sloping floors, sticking doors, or water entry, deserve a structural engineer’s evaluation.
Should I worry about polybutylene or cast iron pipes?
Polybutylene, a gray plastic pipe used from about 1978 to 1995, has a history of leaks and can affect insurance, so ask a plumber about replacement. Older cast iron drains can corrode inside, so a sewer scope is a smart step.
What is Chinese drywall, and is it still an issue?
It was imported drywall linked to copper corrosion and odors, mostly in homes built in 2006 and 2007 according to the U.S. Consumer Product Safety Commission. It is rarely a concern outside that period, but ask the inspector to look for blackened copper in homes built or renovated then.
What appliances and systems are near the end of their life?
Look at the manufacture dates on the HVAC equipment and water heater, ask for the roof’s installation date, and check appliance labels. Inspectors are not required to predict remaining life, so ask a specialist when a major system is older or performing poorly, and budget for replacement.
How do I spot a flip?
Look for a recent purchase and quick resale, new finishes paired with old major systems, fresh paint on ceilings, new flooring over uneven floors, and renovations without permits. Ask for permits and invoices, and follow up on every structure, moisture, electrical, and plumbing finding.
Do I need a dock, bulkhead, or seawall inspection?
Yes, if the home has them and they matter to you. They are outside a general inspection’s scope. A marine or dock contractor can evaluate the structure, and you should confirm the permits.
Who owns the seawall, and who repairs it?
On the Duke Energy lakes, the company owns or controls the lakebed, while the homeowner typically owns and maintains the permitted dock and shoreline structures. Permits can be transferred to a new owner after Duke Energy inspects for compliance, and the new owner may have to correct unpermitted changes. Your closing attorney can review the deed and any neighborhood rules.
Can I sell a house with a well and septic without an agent?
Yes, but the disclosure rules and buyer due diligence are the same. Have permits, water test results, and septic records ready, and talk with a closing attorney about what the buyer’s lender will require.
Get the Complete Guide
How to choose inspectors, which specialty inspections fit the property, how to read the report, and how buyers and sellers turn findings into decisions. It is free from the SitRep Realty Intel Hub Library.
This page provides general real estate information for North Carolina and South Carolina. It is not legal, tax, lending or insurance advice and does not create an agency relationship. Laws and forms change, and every property is different, so consult a licensed real estate broker and, where appropriate, a licensed real estate attorney about your situation. SitRep Realty is a member of the DW Realty Team. Equal Housing Opportunity.
