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We are relocating from out of state and we were in need of an inspection with a very tight turn around. We received incredibly thorough reporting and an availability to answer questions quickly. Cary Cooper’s professional and expert insight saved us from a potential health hazard. I would very much recommend Atlanta Property Inspection for any of your inspection needs!
Have used Atlanta Property Inspections several times for my buyers. Their team is always very thorough and educational for the new home owners. Much information is shared about past/current codes, potential issues and how to have the issues repaired. I will continue to use Atlanta Property Inspectors for future inspections, and my clients have been very happy with their services as well!
Thorough knowledge of items addressed in report. Home inspector was able to communicate any issues found with buyer and help explain the different items and their severity.
Atlanta Property Inspections, Inc. was referred to us by our realtor for our home inspection. Our inspector was Cary Cooper. He really took the time to answer all of our questions about his findings. We didn't feel rushed or that any question was too silly. He gave us peace of mind with a few of our concerns and was honest, even if we weren't to thrilled with the news. Overall, it was a great experience and we would definitely use (and refer) Atlanta Property Inspections, Inc. in the future for any inspection needs.
Dustin was very knowledgeable and friendly and made my client feel confident in his explanations. He was quick to point out the positives of the home he was inspecting. His report was delivered within 18 hours of the inspection and had plenty of photos and very easy explanations in laymen's terms. I highly recommend Atlanta Property Inspections.
The inspector Frank came to our house to inspect the deck and provide a list of safety problems. While he was there we asked him to take a look at some termite damage in the attic. When he went to the attic he spotted problems with a squirrel infestation requiring immediate action to correct for chewed wiring and unsanitary conditions. We were unaware of this problem. Frank provided a comprehensive inspection report in PDF format including multiple photos showing deck post deterioration, sagging joists and yes even a picture of the live squirrel in the attic. Frank is totally professional, knows his area of expertise very well and offers sound recommendations on how to correct problems without spending money for unnecessary improvements. For example he told us the ledger board was in good shape and did not have to be replaced, only secured to the house wall with additional bolts. The small amount we paid for the inspection was well spent because the inspection will end up saving us money in the long run.
This was our first experience with Atlanta Property Inspections, Frank Cooper was the lead inspector and he was inspecting a new construction one bedroom plus den in Alpharetta for a buyer client of ours. The inspection report was both detailed and comprehensive. We have tried out a few premium home inspection companies over the past year, looking for a good additional inspection resource, and based on our experience with Frank Cooper, I think we have found it.
Atlanta Property Inspections came to do a pre-purchasing inspection on a home my husband and I plan to buy! We had a very short due diligence period, but that was no issue for these guys. They fit us in their schedule on very short notice and were such a pleasure to work with. Cary and Riley came to do the inspection and did a fantastic job walking us through the inspection to let us know what they found, and suggestions on how to fix all of the issues! Shout out to Cary, for answering all of our questions and having such a great personality! We truly appreciate you guys taking the time to help us through such a very stressful time. We HIGHLY recommend this company!
I have hired this company doing inspection on the property that I was planning to purchase in Georgia. I’ve live in California when this was done. Frank Cooper and his team did a great job of inspection and giving me with every details. I really appreciate the advice and the report. Thank you
WOW! I can't even make this story up. In this very crazy market (June 2021) it seemingly takes 2 week closing (sometimes with *0* days due diligence!) to purchase a home. Anyway, Frank came recommended by another very reputable inspector, and I was fortunate he came!! The home we were looking at for my mother was a 1975 build and within 1 hour of the inspector being there a FIRE from an electrical panel broke out! Frank contained the fire, and was SO calm, had his team address the matter, was in touch with the agent and homeowner. He said in over 20+ years of him inspecting homes nothing like this had ever happened. Anyway the inspection was VERY thorough and Frank handled all matters very professionally. We will be working with Frank and his team on any home inspections in the future. I highly recommend!
22 2026
Skipping a home inspection in a buyer beware state means you accept full financial and legal responsibility for any hidden and expensive property defects after you buy. In a buyer beware (caveat emptor) state, the seller has very little legal duty to reveal hidden flaws. You cannot force them to pay for repairs found after the sale closes.
At Atlanta Property Inspections, we are passionate about helping buyers and sellers navigate the real estate market with confidence. We are the experts to call when you’re looking for a home inspection company in Atlanta, GA. Here’s a quick look at the potential consequences of skipping the home inspection in a buyer beware state.
Buyer beware, often associated with the legal concept of caveat emptor, means that buyers are expected to conduct their own due diligence before purchasing a property. The exact rules vary by state, and sellers may still have disclosure obligations depending on local law.
The important point is that you should not assume the seller will identify every problem for you. A seller may not know about a hidden defect, and certain issues may not be obvious during a normal walkthrough. A professional home inspection gives you another layer of information before you commit to the purchase.
Skipping an inspection can leave you vulnerable to problems that are expensive to discover after closing. These may include:
Some of these problems may cost hundreds of dollars to address, while major structural, roofing, or water-related issues can cost thousands or more. The purchase price is only part of the financial commitment. Unexpected repairs can quickly change the true cost of owning the property.
A home inspection is not simply a search for reasons to walk away from a purchase. It can also help you understand the condition of the property and plan for future maintenance.
For example, a local home inspector may identify an aging water heater, an older roof, or equipment approaching the end of its expected service life. These findings may not necessarily justify abandoning the deal, but they can help you budget for future expenses.
An inspection can also give you valuable information about systems you may not fully understand. Knowing where the main shutoffs are, how the heating and cooling systems function, and whether there are visible drainage concerns can make you a more informed homeowner.
When an inspection uncovers significant defects, you may have an opportunity to discuss repairs, credits, or other terms with the seller, depending on your purchase agreement and local law. Without an inspection, you may discover the same problem only after the transaction is complete.
Of course, an inspection does not guarantee that every defect will be found. Professional home inspectors evaluate visible and accessible components and cannot predict every future failure. Specialized inspections may also be necessary for concerns such as pests, septic systems, wells, or environmental hazards.
Skipping the home inspection might seem like a quick way to secure a property in a competitive market. However, the risks that may come with such a move are not worth the gamble. Atlanta Property Inspections is a reputable home inspection company with a proven track record and a commitment to offering reliable and budget-friendly services. With our vast experience and attention to detail, you can count on our team to uncover potential problems before they become unpleasant surprises down the road. Call us now and let our home inspectors help you buy with confidence.
