Key takeaway
In Acworth, a home inspection is something you, the buyer, pay for and schedule during the due diligence period in your Georgia contract. Once that period ends, you have accepted the home as-is, and the seller only has to disclose defects they know about that a careful inspection could not find. Use the inspection, plus add-on tests like the Official Georgia Wood Infestation Report, to decide before that deadline.
At a glance
| Who pays | Buyer (GAR F201) |
|---|---|
| When | During the due diligence period |
| After the period | Property accepted as-is |
| Seller must disclose | Known latent defects (GAR F302) |
What a home inspection is in Georgia, and who pays for it
A home inspection is a visual check of the house you are under contract to buy, done by an inspector you hire. Under the standard Georgia REALTORS purchase and sale agreement (form F201; the details below come from the 2022 printing, so confirm the version you sign), inspections are done at the buyer's expense. The seller must have all utilities, systems and equipment turned on so they can be tested, and you are responsible for repairing any damage the testing causes.
The same form says the brokers have no duty to inspect the property or to advise you on anything a survey, appraisal, inspection or test could reveal. Your agent can help you schedule and read the results, but the inspection is the work you pay for to learn the home's condition.
Is a home inspection required in Georgia?
The standard contract does not require one. It gives you the right to inspect during the due diligence period, and leaves the choice to you. Separately, if you use an FHA loan, the lender's appraiser checks the home against HUD's Minimum Property Standards, but that appraisal is a value and property-standards check, not a full inspection. Ask your lender whether your loan type calls for any specific report.
What a Georgia home inspection covers, system by system
Inspectors follow a published standard of practice. The American Society of Home Inspectors (ASHI) standard lists the systems below; other associations publish their own, so ask your inspector which standard they use and for a sample report before you book.
Structure and foundation
The inspector looks at the structural components, including the foundation and framing, and must describe how they inspected the crawlspace and attic. If they could not enter a space, the report should say so.
Exterior
Wall coverings, flashing and trim are checked, along with attached and adjacent decks, balconies, stoops, steps, porches and their railings. Grading and drainage problems often show up first on the outside of the house.
Roof
The inspector checks the roofing materials and the roof drainage system, meaning gutters and downspouts. Ask how they reached the roof, because walking it and viewing it from the ground give different levels of detail.
Plumbing
This covers the interior water supply and distribution system, including fixtures and faucets, and the interior drain, waste and vent system. The line from the house to the sewer main or septic tank is outside this scope.
Electrical
The inspector checks the service drop, service equipment and main disconnect, and a representative number of the installed light fixtures, switches and outlets, not every one.
Heating
Installed heating equipment is inspected along with its vents, flues and chimneys.
Air conditioning
Central and permanently installed cooling equipment and its distribution system are checked. Window units are not part of the standard.
Interiors
Walls, ceilings and floors are inspected, and so are garage vehicle doors and their openers.
Insulation and ventilation
The inspector checks insulation and vapor retarders in unfinished spaces such as the attic, and the kitchen, bathroom and laundry exhaust systems.
Fireplaces
Fuel-burning fireplaces, stoves and fireplace inserts are inspected along with their chimneys and vents.
What a standard inspection leaves out
ASHI's general exclusions are worth reading before you rely on a report. Inspectors are not required to find concealed conditions or latent defects, predict how long a system will last, give repair costs, test for mold, wood-destroying organisms or environmental hazards, or check code compliance. They are also not required to inspect septic systems, wells, underground tanks or most detached structures. Those gaps are why Georgia's contract lists separate tests, covered below.
Does Georgia license home inspectors?
The answer is changing, and the final status is not yet confirmed. Senate Bill 458, the Home Inspector Licensing Act of Georgia, passed both chambers of the legislature in 2026, but the Governor's signature and an effective date could not be confirmed for this guide. Until you see that confirmed, do not assume an inspector holds a state license.
What to ask an inspector before you hire
- Are you licensed under Georgia's new home inspector law, and if so, what is your license number?
- Are you a member of a national association such as ASHI or InterNACHI, and which standard of practice will you follow?
- Can I see proof of insurance and a sample report?
- Which add-on tests do you do yourself, and which do you refer out?
Ask two or three inspectors these same questions and compare the answers. This site does not recommend specific inspectors.
Add-on checks named in the Georgia contract
The Georgia REALTORS form lists the kinds of inspections a buyer may want beyond the general one: the Official Georgia Wood Infestation Report, septic system inspection, well water test, radon, asbestos, mold, methamphetamine, lead-based paint, moisture testing of stucco or synthetic stucco, and structural or environmental engineer inspections. Which ones fit depends on the house.
Official Georgia Wood Infestation Report (termite letter)
This report comes from a pest control company, not the home inspector, because a standard inspection does not look for wood-destroying organisms. Ask the company for the official report and its date. If the seller has a termite treatment or repair guarantee, the contract says transferable guarantees pass to you at closing, at your expense if there is a transfer fee.
Radon
Verified radon data for Cobb County was not available for this guide. Ask your inspector or a radon tester whether they recommend a test for the house and how long it takes, since results need to arrive inside your due diligence period.
Sewer line or septic
A general inspection does not cover the line to the street or a septic system. For an older home on public sewer, ask about a camera scope of the sewer line. For a home on septic, ask for a septic inspection. Georgia courts have treated a defective septic system as a latent defect a seller must disclose if they know about it, but a seller who does not know cannot disclose it.
Stucco moisture testing
The form names moisture testing of stucco and synthetic stucco as a separate check. If the home has stucco siding, ask whether your inspector does this test or refers it out.
Lead-based paint in homes built before 1978
If any dwelling on the property was built before 1978, the contract attaches a Lead-Based Paint Exhibit (form F316). You can add a lead paint test to your due diligence list.
Former meth lab check
The contract points buyers to the DEA National Clandestine Laboratory Register for Georgia. It is a free lookup you can do yourself by address.
The GAR seller's property disclosure statement and latent defects
The F201 lists a Seller's Property Disclosure Statement as an exhibit, using one of several Georgia REALTORS forms (F301, F302, F304, F307 or F310). The seller warrants that the property will be in substantially the same condition at closing as when the contract was signed, including the conditions disclosed in that statement.
Georgia law sets a narrower floor than many buyers expect. The F302 explains that a seller must disclose latent defects the seller is aware of and that a buyer could not discover through a reasonably careful inspection. Examples courts have found include a defective septic system and covered-over termite damage. Obvious defects need not be disclosed, and a defect that has been corrected is no longer a defect. Outside that duty, a Georgia home is sold as-is, which is why your own inspection carries so much weight.
Read the disclosure before your inspection and hand a copy to the inspector, so they can look closely at anything the seller mentioned.
How the inspection fits the due diligence period
In a Georgia contract, the inspection happens during the due diligence period, a number of days you negotiate in the offer. Once that period ends without a termination notice, you have accepted the property as-is. Schedule the inspection and any add-on tests as soon as the contract is signed so reports arrive with time left to decide.
Asking for repairs
During the period you can ask the seller to repair items or change the terms. Repairs the seller agrees to must be done in a good and workmanlike manner before closing, and the contract lets you re-enter the property before closing to confirm the work.
When the inspection finds too much
If the report shows problems you cannot accept and the seller will not fix them, you can terminate before the due diligence period ends. After it ends, backing out can cost you your earnest money. The first-time buyer mistakes guide covers the deadline traps in more detail.
What a home inspection costs in Georgia and how long it takes
No reliable Georgia price range or typical duration could be verified for this guide, so none is quoted here. Ask two or three inspectors for a written quote on the specific house, and ask what each add-on costs: the wood infestation report, radon test, sewer scope or septic inspection, and stucco testing. Ask how long they expect to be on site and when the written report will be delivered, then check that date against your due diligence deadline.
Budget for inspection fees alongside your other up-front costs. Inspection fees are paid when the work is done, separate from the closing costs you pay at the table. On Acworth's typical home value of $406,860 (Zillow, August 2026), the inspection is a small cost next to the price of a surprise repair. I can walk you through how to schedule inspections inside your due diligence window.
Common questions
What is the typical cost of a home inspection in Georgia?+
No Georgia price range could be verified for this guide, so none is quoted here. Ask two or three inspectors for a written quote on the specific house, and ask separately what the wood infestation report, radon test, sewer scope or septic inspection and stucco testing cost. Compare what each quote includes, such as the standard of practice followed and when the written report will be delivered.
What is the biggest red flag in a home inspection?+
There is no official ranking. Georgia court examples of latent defects a seller must disclose if known include a defective septic system and covered-over termite damage, so signs of either deserve follow-up. Also take seriously anything the inspector could not reach, like a locked crawlspace, because a standard inspection does not cover concealed conditions.
How long does a home inspection take on a 2,000 sq ft house?+
No typical time could be verified for this guide. It depends on the house, its age and the inspector. Ask the inspector how long they expect to be on site for that specific home and, more important, when the written report will arrive, so you have time to act before your due diligence period ends.
Is it worth it to hire a home inspector in Georgia?+
Under the standard Georgia REALTORS contract, brokers have no duty to inspect, the seller only has to disclose known latent defects, and you accept the home as-is once the due diligence period ends. That makes your own inspection the main way to learn the home's condition while you can still negotiate or walk away.
Does Georgia require home inspectors to be licensed?+
Senate Bill 458, the Home Inspector Licensing Act of Georgia, passed the legislature in 2026, but the Governor's signature and an effective date could not be confirmed. Ask any inspector whether they hold a license under the new law, whether they belong to ASHI or InterNACHI, and for proof of insurance.
Who pays for the home inspection in Georgia?+
The buyer. The standard Georgia REALTORS purchase and sale agreement says inspections are at the buyer's expense, the seller must have utilities and systems turned on for testing, and the buyer must repair any damage the testing causes. Inspection fees are usually paid to the inspector directly rather than at closing.
Is a termite inspection required to buy a house in Georgia?+
The standard contract lists the Official Georgia Wood Infestation Report as one of the inspections a buyer may choose, and a general home inspection does not check for wood-destroying organisms. Ask your lender whether your loan requires the report, and ask the pest control company for the official form and its date.
Sources
- Georgia REALTORS: Contract forms (Purchase and Sale Agreement F201; facts from the 2022 printing, current forms are members-only)
- American Society of Home Inspectors: Standard of Practice
- HUD: Single Family Housing Policy Handbook 4000.1 (Update 18)
- Zillow Research: Zillow Home Value Index (Acworth, August 2026)
Lawrence Jackson
I am a Realtor® with Atlanta Communities and part of Team Jackson Sells Atlanta. I specialize in Acworth, Kennesaw, Marietta and Woodstock and serve all of Cobb County and metro Atlanta. You work directly with me at every step, from your first question to the closing table.
Realtor®, Atlanta Communities. General information, not legal, tax or lending advice.
More about Lawrence →