Why buyers get one

What Does a Home Inspection Catch? Should I Skip It?

When the market feels competitive, some buyers wonder whether skipping the inspection would make their offer stronger. Others are just trying to save money at closing. Before you make that choice, it helps to know exactly what an inspection is, what it catches and what it does not. Here is what Tennessee law says, and why most Manchester buyers get one.

The short answer: do not skip it. A home inspection gives you a professional opinion on the condition of the home and its systems before you are locked in. It does not cover everything, so plan for radon, termite and septic checks too. Use a licensed inspector, and let your contract set your rights and deadlines.

This is general information, not legal advice.

What is a home inspection?

Tennessee's Home Inspector License Act (TCA 62 6 302) defines a home inspection as a visual analysis that gives a professional opinion on the condition of a residential building and how its systems work.

The key word is visual. The inspector looks at what can be reasonably reached and seen. They do not open walls or take things apart. But a good inspector sees a lot that a buyer walking through on a showing will miss.

What it covers

Under the same law, a home inspection covers:

• Heating systems
• Cooling systems
• Electrical systems
• Plumbing systems
• Structural components
• Foundations
• Roof coverings
• Exterior and interior components
• Other site issues that affect the home, such as drainage

What it does not cover

The law also requires the report to say what it does not address. A standard report does not cover:

• Environmental hazards, including radon, lead based paint, asbestos, fungus and carbon monoxide
• Wood destroying insects, such as termites
• Underground systems, including sewage disposal (septic), water supply (wells) and fuel storage tanks

Those are separate inspections. If any of them matter for the home you are buying, plan for them in your contract timeline.

Know your radon level

The EPA recommends knowing the radon level in any home you consider buying, and fixing the home if the level is 4 pCi/L or higher. TDEC says levels requiring action have been found in every Tennessee county, so Coffee County is no exception.

A radon test runs at least 48 hours, so schedule it early. My radon testing guide explains the options.

Termites

Termites and other wood destroying insects need their own inspection by a licensed pest control company. Some loans, such as VA loans in Tennessee, require one. My termite inspection guide covers the details.

On septic? Check it too

Many homes outside Manchester city limits use septic systems. Look up the TDEC permit record and have a septic professional inspect the system. Slow drains, gurgling and sewage odors are warning signs the EPA lists. My septic systems guide walks through the steps, and my well water guide covers private wells.

Why buyers get one

Tennessee law requires the report to describe anything the inspector finds significantly deficient, and to explain why. That gives you facts to weigh under your contract:

• You may ask the seller to make repairs
• You may ask for a price change or a credit
• You may decide the home is not right for you, if your contract allows
• Or you may go ahead with a clear picture of what you are buying

Even on a new home, an inspection can catch items before your builder walkthrough. And if you are buying as is, an inspection is even more important, because the seller may not fix anything. Your purchase contract controls your inspection rights and deadlines, so read it closely and talk with a Tennessee attorney about legal questions.

Check the inspector

Tennessee requires home inspectors to be licensed. Under TCA 62 6 305, an applicant must complete 90 hours of approved training and pass a competency exam, among other requirements. You can check a license at verify.tn.gov before you book.

Ask the inspector:

• How long the inspection will take and when you will get the report
• Whether you can attend, and walk through findings at the end
• Whether they offer radon, termite or other added services, or who they recommend

When to schedule it

Your purchase contract sets the length of your inspection period. Book your inspector as soon as your offer is accepted, and schedule any radon, termite or septic checks at the same time, so all the results come back before your deadline. That leaves time to read the report, ask questions and talk with me about any repair request before the period ends.

Buying a home in Manchester?

I help buyers plan inspections, added tests and repair requests so the closing stays on track. I offer a free buyer conversation. Call or text me at (615) 497 1658, no pressure, or request my buyer guide with the form on this page.

Keep reading:

• Home inspections in Tennessee
• Home buyer checklist
• Buying a home in Manchester, step by step
• All Manchester guides

Sources: Tennessee Code 62 6 302, 62 6 304 and 62 6 305; Tennessee Department of Commerce and Insurance; EPA; TDEC. General information, not legal advice.

Common questions

Matt Sargent is a Tennessee licensed affiliate broker with Keller Williams who helps buyers and sellers in Manchester and Coffee County. Call (615) 497 1658 or send a message.