FAQ | North Atlanta | Providence Inspections

Everything you need to know before your inspection day arrives.

From scheduling to due diligence timelines, here's what buyers, sellers, and agents across North Atlanta want to know before their inspection.

FREQUENTLY ASKED QUESTIONS

Answering your most asked questions.

Home inspections come with a lot of moving parts, and even more questions, especially when timelines are tight and a lot is riding on the decisions ahead. We've gathered the questions we hear most often from buyers, sellers, and agents across North Atlanta, covering everything from what's included in an inspection to how Georgia's due diligence period works. If you don't find what you're looking for here, our team is always just a call or text away.

Choosing a Home Inspector in North Atlanta

Providence Inspections takes a concierge approach — beyond performing the inspection itself, our team handles the coordination of additional services, communication, and scheduling logistics, so buyers, sellers, and agents can move through the process without having to manage the details themselves.
We service all of Metro Atlanta, however, we specialize in the North Atlanta market: Alpharetta, Milton, Cumming, Roswell, Johns Creek, South Forsyth County, North Fulton County, etc.
All Providence Inspections inspectors are InterNACHI Certified, meaning they've completed formal training, passed a standards exam, and follow a strict code of ethics and standards of practice, along with ongoing continuing education to stay current.

Georgia, however, does not currently require a state license to perform home inspections, though legislation has passed both chambers of the state legislature that would create a licensing requirement once signed into law and implemented, so this is worth double-checking for the most current status.
You're always free to choose your own inspector. Agents will frequently offer recommendations based on past experience, but ultimately the decision is up to you.
Experience, clear communication, a thorough inspection process, and a detailed, easy-to-understand report often provide far more value than simply choosing the lowest bid. A quality inspection can help you make informed decisions and potentially save you thousands in unexpected repairs. Look for a company that provides exceptional service from the very first call, communicates proactively throughout the process, and handles the details so your inspection feels seamless from start to finish.

Home Inspections (Buyers)

We can usually get clients in within a day or two of reaching out, and we'll always work to accommodate your due diligence period, moving things around as much as possible to get you in, even the next day or over the weekend if needed.
Yes. Our team prioritizes fast turnaround. As a matter of fact, we love it when the due diligence period is a challenge because it’s that much more rewarding when we’re able to deliver for our clients.
Home inspections with Providence Inspections start at $395, with final pricing depending on type of home, square footage, age, and condition, and whether or not any additional services are included (radon, mold, sewer scope, etc.).
Most home inspections take two to four hours, depending on the size, age, and condition of the home. Larger homes or properties with additional structures to evaluate may take longer.
Generally, our team will have your inspection report to you same day. On occasion, additional time may be needed to generate your report, but we will communicate that to you and your agent when this is the case.
Yes. Buyers are encouraged to attend, we just ask that you arrive during the final 30–45 minutes of the inspection, so the inspector has had time to focus and go through the home without distraction. During the end of the inspection is when the inspector will review key findings. This is a good opportunity to ask questions and better understand the condition of the home before your due diligence period ends.
A standard home inspection covers the roof, structure, foundation, electrical system, plumbing, HVAC, and interior and exterior components that are accessible and unobstructed during the time of the inspection. It does not include radon, mold, termite, sewer scope, or pool inspections — however these are offered as additional services.
Yes. Even without a lender requiring it, a home inspection protects you from unknowingly buying a property with costly hidden issues, and gives you leverage to negotiate repairs or price before you're locked into the purchase.

Pre-Listing Inspections (Sellers)

A pre-listing inspection is a full home inspection completed before a home goes on the market, giving sellers the chance to identify and address issues in advance rather than have them surface during a buyer's inspection.
For many sellers, yes. It helps avoid last-minute renegotiations, reduces the chance of a deal falling through during due diligence, and allows sellers to price the home accurately based on its actual condition. It can also provide a level of comfort to potential buyers, knowing exactly what issues the house may currently have.
No. Buyers and their lenders still have the right to order their own inspection. A pre-listing inspection reduces surprises but doesn't eliminate the buyer's due diligence process.
Most sellers schedule two to four weeks before listing, which allows enough time to review the report and complete any repairs before the home goes live on the market.
You have the option to repair it before listing, disclose it and price accordingly, or get repair estimates to share with prospective buyers. Addressing issues proactively often keeps a deal on track later.

Radon Testing

Radon testing isn't legally required in Georgia, but it's a common part of the due diligence checklist, especially since homes in Georgia can test high in radon, it’s a leading cause of lung cancer in non-smokers, and it can't be detected without testing.
The EPA recommends taking action if radon levels reach 4 picocuries per liter (pCi/L) or higher. Levels below that are still worth knowing, but 4 pCi/L is the commonly used action threshold where intervention is recommended.
A standard radon test runs for 48 hours using professional-grade, continuous monitoring equipment placed in the lowest livable level of the home.
Yes. Radon mitigation systems, typically a vent pipe and fan system, can reduce radon levels significantly and are a common and effective solution when levels test high.
While having a mitigation system already installed is a great sign, we still recommend testing to confirm it's working properly and that radon levels are actually safe before you close.
Yes. Radon levels can vary significantly between homes on the same street due to differences in foundation, construction, and soil conditions directly beneath each home.

Mold Testing

Air samples are collected on-site and sent overnight to an independent laboratory for analysis, identifying mold species and spore counts.
Samples are overnighted same day and results are typically available within 24 to 48 hours.
Mold testing is worth considering if there are visible signs of moisture, a musty odor, past water damage, or health sensitivities among household members, even if no mold is visibly present.
No. Mold sampling is a separate, additional service since it requires lab analysis beyond what's assessed visually during a general home inspection.
It's an additional test that measures airborne particles beyond mold, useful for buyers with allergies, asthma, or general air quality concerns, and can be added alongside mold sampling upon request.

Sewer Line Scope Inspections

A sewer scope inspection uses a camera to examine the underground sewer lateral line running from the home to the main line, checking for cracks, root intrusion, bellies, or blockages that aren't visible from the surface.
Yes, it's still recommended. Being connected to municipal sewer doesn't protect against issues within the home's own lateral line, which is the homeowner's responsibility to maintain and repair.
Costs vary widely based on the type of damage and whether the line needs spot repair or full replacement, ranging from a few hundred dollars for minor issues to several thousand for a full line replacement.
Especially for older homes. Aging clay or cast iron sewer lines are more prone to cracking, root intrusion, and collapse, making a sewer scope one of the higher-value add-on inspections for pre-1980s homes.

Termite Inspections

It's not always legally required, but it's commonly required by lenders, particularly for VA loans, and is a standard part of due diligence for most Georgia real estate transactions given the state's termite activity.
Georgia's climate makes it one of the higher-risk states for termite activity in the country, which is why termite inspections are a common service our clients like to add on to their home inspection.
The report will note the location and extent of damage or active infestation, which can then be used to negotiate treatment or repairs with the seller before closing.
If the home already has an active termite bond, we generally don’t push a termite inspection service, however it’s up to you if you want that additional peace of mind.

Pool Inspections

A pool inspection evaluates the pool and spa equipment (pumps, filters, heaters), decking condition, structural integrity, and safety features like fencing and barriers.
Pool and spa systems require specialized knowledge beyond a standard home inspection, so a dedicated pool inspection is recommended for any home purchase that includes a pool.
Costs vary based on the issue. Equipment repairs or replacement (pumps, heaters) tend to run in the hundreds of dollars, while structural or plumbing leak repairs can run significantly higher.
It's best scheduled alongside your general home inspection, early in your due diligence period, so results are available in time to negotiate repairs if needed.

Due Diligence & Timing

Georgia due diligence periods are negotiated between buyer and seller rather than set by law, and typically range from 7 to 14 days, though competitive markets sometimes see shorter windows.
Most Georgia buyers complete a general home inspection, termite inspection, radon test, and, depending on the property, sewer scope, mold sampling, or pool inspection, all within the negotiated due diligence window.
Once the due diligence period expires, your right to terminate the contract or request repairs based on inspection findings is generally lost, so it's important to schedule inspections as early as possible after going under contract.
Your inspection report gives you the factual findings, but deciding what to negotiate is best guided by your buyer's agent, who can weigh those findings against market conditions and your specific transaction. Of course, our team can answer any questions about what we observed during the inspection, but we don't advise on negotiation strategy.