Buying a home in Savannah is a smart move. But before you fall too hard for that dreamy porch or historic trim, there’s one crucial step you can’t afford to skip: the home inspection. It’s your behind-the-scenes look at the home’s condition and your best chance to catch problems before they become yours.
Let’s break down what you should know about getting a home inspection before buying in Savannah’s one-of-a-kind market.
What’s a Home Inspection, Really?
A home inspection is a top-to-bottom check of a property’s structure and systems, performed by a licensed professional, usually after you’ve gone under contract, but before you close. It’s not just a formality; it’s your chance to understand what you’re really buying.
In a place like Savannah, where 100-year-old homes sit just blocks from new construction, this step becomes even more important. From outdated wiring to coastal humidity issues, a good inspection reveals the kind of details you won’t catch on a Sunday open house tour.
It’s not about being scared off. It’s about being informed.
In a place like Savannah, where 100-year-old homes sit just blocks from new construction, this step becomes even more important. From outdated wiring to coastal humidity issues, a good inspection reveals the kind of details you won’t catch on a Sunday open house tour.
It’s not about being scared off. It’s about being informed.
What’s Included in a Home Inspection?
A standard home inspection covers the major systems and visible components of the house. Think of it as a wellness check, not surgery, but thorough enough to spot anything that needs further attention.
Your inspector will evaluate:
Your inspector will evaluate:
- Roof & Gutters: Age, visible wear, drainage issues
- Foundation: Cracks, settling, moisture intrusion
- Plumbing: Water pressure, leaks, pipe condition
- Electrical: Panel, outlets, visible wiring, safety concerns
- HVAC: Furnace, A/C, filters, function
- Windows & Doors: Operation, sealing, drafts
- Attic & Insulation: Ventilation, moisture, pest evidence
- Appliances: Basic checks on what's staying (think stove, dishwasher, etc.)
It’s not an exhaustive, code-level report, but it’s enough to reveal whether you’re walking into a fixer-upper or a sound investment.
Savannah-Specific Issues You’ll Want to Catch
Savannah’s charm comes with a few quirks. Whether you’re looking at a classic home in Ardsley Park or a bungalow in Baldwin Park, here are some local issues your inspector should keep an eye on:
1. Humidity and Water Damage
Between the river, the marsh, and the summer storms, moisture is always a factor. Inspectors should look closely at crawl spaces, foundations, and any signs of mildew, rot, or poor drainage.
2. Older Electrical Systems
Love that historic vibe? Just make sure the wiring doesn’t date back to Prohibition. Savannah homes, especially those in the Historic District, may have knob-and-tube wiring or outdated fuse boxes that need a full upgrade.
3. Termite Activity
Wood + humidity = termite heaven. Even newer homes should be checked, but older properties are especially vulnerable. A separate termite (WDO) inspection is often recommended, and sometimes required by lenders.
4. Flood Risk
Some neighborhoods are more flood-prone than others. Your inspector can’t offer flood insurance advice, but they can spot signs of past water intrusion. It’s a good time to ask about elevation certificates, too.
What Happens After the Inspection?
Within a day or two, you’ll get a detailed report, usually with photos and notes on anything that needs attention. Don’t be surprised if the list looks long. No home is perfect, not even brand-new ones.
Your job (with help from your agent) is to review the findings and decide what to do next. Luckily, you have options:
Your job (with help from your agent) is to review the findings and decide what to do next. Luckily, you have options:
- Ask for repairs on specific issues
- Negotiate a price reduction or credit at closing
- Walk away if there’s a major deal-breaker and your contract allows it
It’s less about nitpicking and more about protecting your budget and your peace of mind.
Should You Ever Skip a Home Inspection?
In a competitive market, some buyers are tempted to waive the inspection to make their offer stand out. Our advice? Be careful.
Even if you’re buying a newer home, a home inspection before buying is your safety net. It might uncover small things now that could turn into big (expensive) problems later. If you really need to make your offer more attractive, talk to your agent about other ways to do it, like flexible timing or a larger earnest deposit, without giving up your right to inspect.
Even if you’re buying a newer home, a home inspection before buying is your safety net. It might uncover small things now that could turn into big (expensive) problems later. If you really need to make your offer more attractive, talk to your agent about other ways to do it, like flexible timing or a larger earnest deposit, without giving up your right to inspect.
Choosing the Right Inspector
Not all inspectors are created equal. Here’s what to look for:
- Local experience; they should know Savannah’s unique issues
- Licensing and insurance, non-negotiable
- Clear, detailed reports with photos and thorough explanations
- Willingness to walk through findings with you, either in person or over the phone
Ask your agent for a trusted referral. A good inspector doesn’t hurt deals; they protect your investment.
Make the Most of the Walkthrough
If you can, attend the inspection. You’ll learn a ton about the home: how the systems work, where the shutoffs are, and what to keep an eye on over time. It’s like getting a cheat sheet for your future maintenance.
Don’t be shy about asking questions. This is your chance to get a deeper understanding of the property before it’s officially yours.
Don’t be shy about asking questions. This is your chance to get a deeper understanding of the property before it’s officially yours.
Get Guidance on Home Inspection Before Buying
Buying a home, especially in a city as full of character as Savannah, is exciting, but it’s also a big commitment. A home inspection before buying is your best tool for avoiding costly surprises and making a smart, confident decision.
Whether you’re buying your first home or your fifth, the Teresa Cowart Team is here to help you through every step of the process, from finding the right property to navigating inspections, negotiations, and closing. Their team knows the city inside and out, and they’ll make sure you go in with eyes wide open. Reach out now to start your next chapter in Savannah.
Whether you’re buying your first home or your fifth, the Teresa Cowart Team is here to help you through every step of the process, from finding the right property to navigating inspections, negotiations, and closing. Their team knows the city inside and out, and they’ll make sure you go in with eyes wide open. Reach out now to start your next chapter in Savannah.
