Buying a home in Arlington comes with a lot of moving parts, and the home inspection is one of the most important. You want to understand the property without slowing down your timeline or risking your contract. In this guide, you will learn what an inspection includes, which add-ons make sense in Arlington, how long it takes, what it costs, and how to negotiate once you have the report. Let’s dive in.
What a home inspection covers
A standard pre-purchase home inspection is a visual, non-invasive evaluation of the home’s readily accessible systems and components. Inspectors check roofing, exterior, structure, electrical, plumbing, HVAC, interior, and visible foundation areas. The report flags safety hazards, major defects, and maintenance items, and may include estimates of remaining useful life for major components.
Home inspections are not code compliance checks or engineering analyses. Inspectors do not open finished walls, move heavy furniture, or perform destructive testing unless you arrange that separately. Most inspectors follow recognized standards such as ASHI or InterNACHI, so it helps to ask which standard they use.
Expect a written report with photos, prioritized findings, and next steps. Many inspectors deliver a draft the same day and a full report within 24 to 72 hours.
Systems typically included
- Roof coverings and flashing that are visible, plus gutters and downspouts
- Exterior cladding, windows, doors, and trim
- Foundation and visible structural elements
- Basements and crawlspaces, including visible moisture conditions
- Attic and ventilation
- Interior rooms, doors, and windows
- Electrical service, panel, and visible wiring indicators
- Plumbing fixtures, visible supply and drain, and water heater condition
- Heating and cooling system operation and age estimates
- Basic appliance function
- Fireplaces and chimneys with a limited visual check
What is not included
- Code compliance verification or permits sign-off
- Opening finished walls, moving large items, or dismantling systems
- Specialized environmental testing unless you order add-ons
- Full engineering or geotechnical analysis
Arlington issues to watch
Arlington’s housing stock includes condos, townhouses, and single-family homes, many of which have seen renovations and additions over time. The area’s hilly topography also influences how water moves across lots, so drainage deserves close attention.
Common Arlington findings include moisture and drainage problems, such as poor grading, clogged gutters, and downspouts that discharge too close to the foundation. Hairline foundation cracks are common, but significant horizontal movement or offsets require further review. Roofing and flashing wear, especially around chimneys and dormers, often appears in older homes and rowhouses.
Inspectors also see chimney mortar deterioration, missing or damaged caps, and flashing failures. In some older homes you may find outdated plumbing materials like galvanized steel or older polybutylene, as well as electrical limitations such as older fuse panels or missing GFCI/AFCI protection. HVAC systems nearing the end of their life and occasional termite or other wood-destroying insect activity may show up as well. Because many properties have been renovated, check for unpermitted work that could create safety or insurance issues.
Condo and townhouse considerations
Condo inspections focus on systems inside the unit. Exterior elements, the roof, and common systems are typically the association’s responsibility. Pair your inspection with a review of association documents, reserve studies, and meeting minutes to understand building-level maintenance and upcoming projects.
Smart add-ons for Arlington buyers
Some issues are best measured or scoped with specialized tests. Based on local property ages and conditions, these add-ons are commonly worth considering:
- Radon testing with short-term or continuous monitors. Levels vary by home, and testing provides data for negotiation and mitigation planning.
- Sewer scope camera inspections in older urban areas where roots, grease, or collapsed pipes are possible.
- Termite and wood-destroying insect inspections. These may be required by some lenders and are useful for older homes or crawlspaces.
- Mold or moisture sampling when there are damp basements, musty odors, or flood history.
- Chimney sweep and internal chimney inspection if the home has fireplaces.
- Structural or geotechnical engineer evaluation when the inspector notes significant foundation or settlement concerns.
- Lead-paint evaluation for pre-1978 homes and asbestos surveys for certain older materials, performed by specialists.
Timeline, costs, and preparation
In competitive Arlington markets, inspection windows can be short. It is common to see 5 to 10 business days, but your contract sets the actual deadline. Schedule your inspection as soon as your offer is accepted so you have time for any add-on tests or follow-ups. A typical single-family inspection takes about 2 to 3 hours on site, with the full written report delivered in 24 to 72 hours.
Typical cost ranges vary by size, age, and complexity:
- Standard home inspection: about 300 to 700 dollars
- Radon test: about 100 to 200 dollars
- Sewer scope: about 150 to 400 dollars
- Termite or WDI inspection: about 50 to 150 dollars
- Mold sampling or specialized testing: about 200 to 600 dollars or more
Always ask for a written fee schedule so you can plan your budget.
Pre-inspection checklist
Before you hire an inspector:
- Ask for a sample report and confirm which Standards of Practice they follow.
- Confirm what is excluded from the inspection.
- Verify insurance coverage, including Errors and Omissions and General Liability.
- Check state licensing or registration requirements with the Virginia regulator.
- Ask about on-site timing and when you will receive the report.
At the inspection:
- Attend if you can. You will learn how to operate systems and maintain them.
- Bring seller disclosures and any repair receipts to review with the inspector.
After the inspection:
- Read the report closely and note priority items.
- Get written estimates for major repairs to inform negotiations.
- Order specialist inspections if the general inspector recommends them.
- Work with your agent, and attorney if used, to respond before deadlines.
How to negotiate after the inspection
The inspection contingency gives you options. Depending on your contract and timing, you may request repairs, request a credit or price reduction, accept the home as-is, or cancel within the contingency period. Your approach works best when it is focused and backed by estimates or specialist opinions.
A practical order of priorities helps keep your list persuasive:
- Immediate safety hazards, such as exposed live wiring or carbon monoxide risks.
- Structural and water-infiltration issues, including foundation movement and active leaks.
- Major mechanical systems with limited remaining life, such as HVAC and water heaters.
- Severe pest or wood-destroying insect activity.
- Other costly items like roof replacement or significant drainage remediation.
- Cosmetic and minor maintenance items, which are usually low priority.
In competitive situations, sellers often push back on long repair lists. You may have more success focusing on safety and major capital items. Some buyers prefer credits rather than seller-performed repairs so they can select contractors and control the work after closing.
Local resources to consult
- Arlington County permit and property records for renovations, additions, and system replacements
- Arlington County environmental and stormwater resources for grading and drainage guidance
- Virginia state regulator to verify inspector license or registration
- U.S. EPA and Virginia Department of Health for radon testing guidance and action levels
Buying in Arlington is a smart move when you have clear information and a plan. If you want a calm, coordinated path from offer to inspection to closing, reach out to Peter Maser for concierge-level guidance and vetted local vendor referrals.
FAQs
Are home inspections required for Arlington home purchases?
- No. Inspections are optional, but strongly recommended because they reveal safety hazards, major defects, and maintenance needs before you finalize the purchase.
How long is a typical inspection contingency in Arlington?
- Timelines are contract-specific, but many buyers see about 5 to 10 business days and should schedule immediately after offer acceptance to meet deadlines.
How long does the inspection and report take?
- Most single-family inspections take about 2 to 3 hours on site, with a written report usually delivered within 24 to 72 hours.
Should I order radon testing in Northern Virginia?
- Yes if you want data to guide negotiations, because radon potential varies by home and testing is the only way to know a property’s level.
Who pays for inspection repairs discovered in Arlington?
- It is negotiable. You can request seller repairs, ask for a credit or price reduction, accept the home as-is, or cancel within your contingency period.
What if the inspector finds unpermitted work in a home?
- Treat it as a material issue: request documentation, verify permit compliance, consider specialist evaluations, and negotiate repairs or credits as needed.
