What Should I Look For During a Home Inspection?

A home inspection is your chance to learn exactly what you are buying before you commit, and I strongly encourage every buyer to attend theirs in person. In Virginia, a standard inspection typically runs about $400 to $550 depending on the size and age of the home. I am Terry TreXler, a Marine Corps Veteran and real estate agent in Virginia Beach with 24+ years and over 1,000 transactions. Here is what a good inspector checks and what you should look for when you are buying a home in Virginia Beach.

What the Inspector Covers

A thorough inspection is a top-to-bottom review of the home's major systems and structure. A licensed inspector will evaluate the roof, gutters, and flashings; the foundation, framing, and grading; the attic insulation and ventilation; the heating and air conditioning system; the plumbing and water heater; the electrical panel, wiring, and outlets; and the condition of windows, doors, walls, and built-in appliances. The end result is a written report you can use to negotiate or plan future work.

What to Look For Yourself

You do not need to be a contractor to get value out of inspection day. As you walk through with the inspector, keep an eye on the items that tend to cost the most down the road:

Add-On Inspections Worth Considering

For many homes, the standard inspection is only part of the picture. A separate termite and wood-destroying insect inspection is common in our region and often required by lenders. Radon testing adds a modest cost and is worth it in many areas. For homes near the water, it is also smart to understand the flood zone and what it means for insurance. These add-ons cost a fraction of the peace of mind they provide.

How to Use the Report

A home inspection report is rarely all clean, and that is normal. The goal is to separate minor maintenance from real problems. Small items like a dripping faucet or a worn outlet cover are everyday repairs. Significant issues like an aging roof, foundation cracks, or an HVAC system near failure are legitimate reasons to ask the seller for a credit, a repair, or a price adjustment. As your buyer's agent, I help you read the report honestly and negotiate from a position of knowledge.

In a competitive market, some buyers waive inspection contingencies to win a home. I generally advise against skipping the inspection entirely, but there are ways to keep your offer strong while still protecting yourself. I break down those strategies in my guide to making a competitive offer in Virginia Beach.

Buying a home is one of the biggest decisions you will make, and a good inspection protects that investment. If you are shopping for homes for sale in Hampton Roads, let me make sure you walk into closing with your eyes wide open.