You found the one. Your offer was accepted, and you’re already picturing where the couch goes and whose room is whose. I love that moment. It’s a dream come true for so many of the families we work with. But before you get too far ahead, there’s one step I always tell buyers never to skip, and that’s the home inspection.
I spent 26 years in the Navy, most of it on submarines doing nuclear engineering. When you live and work in a place like that, you learn real quick that you check everything, and then you check it again. I bring that same mindset to helping people buy a home. This is one of the largest financial decisions of your life, and you deserve to know exactly what you’re buying.
What a home inspection is
A licensed home inspector goes through the house from top to bottom and writes up what they find. That usually includes the roof, the foundation and structure, plumbing, electrical, the heating and air conditioning, the water heater, windows and doors, and the attic and crawl space. You’ll get a written report, usually with photos, that explains what’s working, what’s worn out and what needs attention.
An inspection isn’t a pass or fail test. Every home has something on the list. Even brand-new construction does. The goal is simply to understand the home so you can make a clear, confident decision.
Why it’s so important
- It protects your money. A roof, an air conditioning system or a foundation repair can cost thousands of dollars. It’s so much better to find out now than after closing.
- It gives you options. Depending on what’s found, you may be able to ask the seller to make repairs, give you a credit or adjust the price.
- It helps you plan. Even the small items help you budget for your first few years in the home.
- It gives you peace of mind. There’s nothing like moving in knowing your home is sound.
The inspection and your timeline in South Carolina
Most South Carolina purchase contracts include a due diligence period. That’s your window of time to get inspections done and do your research. Because that window has a deadline, it’s important to schedule your inspection right away once you’re under contract. Don’t worry, our team keeps track of every date so nothing slips through the cracks.
Chris’s tip
Schedule your inspection the same day you go under contract. Your due diligence clock starts right away, and good inspectors book up fast.
Lowcountry homes have their own checklist
Our warm, humid weather is one of the things we love about living here, but it can be tough on a house. Here in the Charleston area, I always encourage buyers to pay extra attention to:
- Moisture and crawl spaces: standing water, wood rot or high humidity under the home
- Termites and wood-destroying insects: a wood infestation report, often called a CL-100, is very common here and is required by many lenders
- Roofs and windows: storm and wind wear, flashing and any signs of leaks
- The air conditioning: it works hard in our summers, so its age and condition really matter
- Flood risk: ask about the flood zone and flood insurance early
Depending on the home, your inspector may also recommend a specialist, like a roofer, a structural engineer or an HVAC technician, to take a closer look.
A few tips for inspection day
- Be there if you can. Walking through with the inspector is one of the best ways to get to know your new home.
- Ask questions. A good inspector is happy to explain what they’re seeing.
- Read the whole report, not just the summary.
- Focus on the big things: safety, structure and the major systems. Cosmetic things are easy to fix later.
We’re with you every step of the way
For me, this business has always been about serving people and putting your needs first. When you buy with our team, we’ll help you find a trusted inspector, walk through the report with you and talk honestly about what to do next. If you’re getting ready to buy, take a look at our buyer’s guide or reach out to our team.
Getting ready to buy?
We just love what we do here, and we would love to work with you.