Do you need a home inspection in Virginia? Yes. Virginia is a buyer-beware state, and the state’s disclosure form tells buyers to do their own due diligence, including a home inspection, before settlement. A good inspection shows you the home’s real condition and gives you facts to negotiate repairs, a credit, or a price change.
by Daniel Yoon | eXp Realty | Richmond, Virginia
Under Va. Code 55.1-703, the residential property disclosure statement says the owner makes no representations or warranties about the property’s condition, and it advises buyers to get a home inspection, a mold assessment, and other due diligence before settlement. Here’s what an inspection covers, what Richmond-area inspectors find most often, and how to negotiate what they find.
What a standard inspection covers
| Included in a standard inspection | Usually separate |
|---|---|
| Foundation, visible framing, and roof structure | Radon testing |
| Roofing, gutters, siding, grading, and drainage | Wood-destroying insect (termite) inspection |
| Visible plumbing, fixtures, and water heater | Sewer scope |
| Electrical panel, circuits, outlets, and GFCIs | Mold assessment |
| Heating and cooling, insulation, and ventilation | Chimney scan |
| Interior, windows, doors, and installed appliances | Pool, septic, or well |
| Crawlspace or basement moisture and framing | Structural engineer review |
It’s a visual inspection, not an X-ray, so it can’t see inside walls. You can check a Virginia home inspector’s license with the DPOR license lookup.
What Richmond-area inspectors find most often
- Roofs near the end of their life, especially on homes built in the 1990s and early 2000s
- Aging HVAC and water heaters. Even working older equipment is a fair negotiation item.
- Crawlspace moisture, from a missing vapor barrier to the need for encapsulation
- Foundation cracks. Hairline cracks are common. Horizontal or widening cracks need a structural engineer.
- Older electrical, including aluminum branch wiring in some 1960s and 1970s homes and panel brands with known concerns
- Polybutylene plumbing in some homes from the 1980s and early 1990s
- Older windows with failed seals and condensation
Radon
Radon is a separate test, and I recommend it, especially for homes with basements. The EPA says to fix your home at 4 pCi/L or higher and to consider fixing between 2 and 4 pCi/L. Mitigation is a common, negotiable repair.
A real example: a $450 inspection and a $12,000 credit
A client of mine was buying in Henrico when the inspection turned up a foundation crack. We brought in a structural engineer, who estimated $8,000 to $10,000 in repairs. I negotiated a $12,000 credit at closing. My client had the work done for $9,000 after closing. The inspection cost $450. That’s the case for always inspecting, and for getting a specialist’s estimate before you negotiate.
Repairs, credit, or price reduction
| Option | How it works | Best for |
|---|---|---|
| Seller repairs | Seller fixes specific items before closing | Clear, binary items, like replacing a water heater |
| Credit at closing | Seller credits money toward your costs or repairs | Items with choices, like HVAC or roofing, where you want your own contractor |
| Price reduction | Contract price drops by an agreed amount | Large items when the lender won’t allow a big credit |
Credits are limited by loan rules, so check with your lender before you ask for one. If the seller does repairs, ask for receipts and verify the work at the final walk-through. My Virginia closing costs guide covers how credits show up at settlement.
What to push for and what to let go
| Push for | Usually let go |
|---|---|
| Health and safety items, like gas leaks, exposed wiring, or high radon | Cosmetic flaws and dated finishes |
| Major systems near or past their life | Items already disclosed and priced in |
| Structural concerns beyond cosmetic | Minor maintenance, like caulking or weather-stripping |
| Active leaks and plumbing beyond cosmetic | Anything you agreed to take as-is |
Some findings are reasons to walk away: major foundation failure, significant active termite damage, several major systems all due at once, or concealed structural problems. Whether your earnest money is protected depends on how your inspection contingency is written, so read it before you sign.
How inspections fit into your offer
Most strong offers still include an inspection contingency, and waiving it on a resale home is rarely smart, especially for first-time buyers. Schedule the inspection right away so you have time for specialist quotes inside the contingency period. See my step-by-step buying guide and pre-approval guide for the steps around it. Sellers can get ahead of surprises with a pre-listing inspection, covered in why Richmond homes don’t sell.
FAQ
It isn’t required by law, but Virginia is a buyer-beware state. The disclosure statement under Va. Code 55.1-703 advises buyers to get a home inspection and other due diligence before settlement.
Radon, termites, sewer lines, mold, chimney interiors, pools, septic systems, and wells usually need separate inspections. A standard inspection is visual and can’t see inside walls.
I recommend it. The EPA says to fix your home at 4 pCi/L or higher and to consider fixing between 2 and 4 pCi/L. Mitigation is a common repair request.
Yes, during your inspection contingency period. You can ask for repairs, a credit at closing, or a lower price. A specialist’s written estimate makes your request stronger.
A credit usually works better when you want to choose the contractor and materials. Repairs work for simple items, as long as you verify the work and get receipts.
Yes, at least for the last part. Walking the home with the inspector and asking questions teaches you more than the report alone.
Use the Virginia DPOR license lookup to confirm the inspector’s license before you book.
Want an inspector recommendation?
I’ll connect you with inspectors who report thoroughly without exaggerating, and help you turn the report into a smart request. Book a time at cal.com/danielyoon or call 804-896-2694.
General information, not legal, tax, or lending advice. Verify figures for your property and situation before you act.