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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 my first experience with Atlanta Property Inspections. Alex Sozonov was my inspector. Very oriented details and willing to explained all questions with professional knowledge. Report came into my email box late night. Clearly, it has been covered all details. Plus, show up on time.
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.
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.
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
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!
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!
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!
Dustin was absolutely amazing. He did such a thorough job and was super friendly and helpful in explaining everything to me as a first-time homeowner. Highly recommend this company! Very timely and professional throughout the entire process as well!
My client used the company for their home inspection during their due diligence period. Jeremy and his partner were very kind and accommodating with answering questions. The report was very thorough and I like that they also note positive things about the homes in their report as well and not just what's wrong with the house. You can read the good and the bad.
02 2026
Buying a home moves fast, and in a competitive market, the pressure to waive contingencies can feel like the only way to get an offer accepted. Deciding to skip a home inspection might win you the deal in the short term, but it removes the one opportunity you have to find out what you're buying before the paperwork is signed. Atlanta Property Inspections has talked to enough buyers after the fact to know how quickly that decision can become one of the most expensive regrets of homeownership. Keep reading to find out what an inspection catches and what it costs when those things go undetected.
A home inspection isn't just a quick walkthrough. A licensed inspector works through the property systematically, checking the structure, systems, and components that determine whether a house is safe and functional. That includes the roof, foundation, electrical panel, plumbing, HVAC equipment, insulation, windows, doors, and drainage around the exterior.
Home inspectors in Cumming, GA document what they see in real time. They note the age and condition of major systems, flag anything that deviates from standard installation practices, and find items that present a safety hazard or point to a larger problem. A cracked heat exchanger in the furnace, double-tapped breakers in the panel, and poor attic ventilation are all serious concerns that come with costs.
The written report that follows gives you a complete picture of the property's condition, organized by system. You know what needs immediate attention, what will need repair or replacement in the next few years, and what a seller may have missed or chosen not to mention.
The issues that cost buyers the most money are also the ones hardest to detect without a professional. Foundation movement, active roof leaks, failing HVAC equipment, aluminum wiring, knob-and-tube electrical systems, and evidence of water intrusion in crawl spaces or basements can't be seen easily during a showing. They pop up under insulation and behind drywall.
Foundation repairs in the Atlanta area can run from a few thousand dollars for minor crack stabilization to $30,000 or more for severe structural work. A roof replacement on a mid-size home typically runs between $10,000 and $20,000, depending on material and pitch. HVAC system replacement averages $6,000 to $12,000.
A home inspection company will help you find these problems so they don't become your full financial responsibility. When you waive this step, you're absorbing the risk of every unknown defect with no leverage to get it taken care of.
The inspection report is a negotiating tool. Buyers use it to request repairs, ask for a price reduction, or negotiate a credit at closing to cover known repair costs. Without one, you have no documented basis for any of these conversations once the sale closes.
Some defects discovered after closing can support legal action if a seller knowingly concealed them. But litigation is expensive, slow, and uncertain. Sellers are required to disclose known material defects in Georgia, but disclosure laws don't cover what a seller claims not to have known. An inspection report converts unknown conditions into documented facts and gives you standing to negotiate.
Without an inspection, you close on the property as-is. Any defect discovered the week after closing is now your repair bill. You have no inspection report to reference or recourse tied to the condition of the property at the time of sale.
The financial impact of skipping an inspection compounds quickly. A slow roof leak that goes undetected doesn't stay contained to the roof. Water enters the attic, saturates the insulation, damages the decking, and works its way into the ceiling structure. What starts as a $1,500 flashing repair becomes a $15,000 remediation project that includes mold removal and ceiling replacement.
Plumbing failures are similar. A pinhole leak in a copper supply line can go unnoticed for months while it causes wood rot, subfloor damage, and mold growth inside walls. Electrical deficiencies with older wiring types or improper DIY work create fire hazards that may not be visible at all during a standard showing.
Home inspectors are trained to identify the early indicators of these failure points before they get worse. The cost of a professional inspection is a fixed number, but the cost of skipping one depends on what's hiding in the house. Unfortunately, you won't know that until something fails.
New construction comes with a builder's warranty, and buyers assume that means the home was built correctly. It doesn't. Builder warranties cover defects that develop after you move in, but they don't prevent the defects from existing in the first place. Construction quality varies by builder, subcontractor, and how closely the work was supervised.
Common issues that are found in new construction include improper grading that directs water toward the foundation, missing insulation in framing cavities, HVAC ductwork that wasn't sealed, incorrectly installed flashing, and electrical or plumbing work that doesn't meet code. Municipal inspectors review new construction, but they aren't walking the roof or pulling open every access panel.
A home inspection company provides an independent set of eyes that works for you instead of the builder. Scheduling an inspection before your final walkthrough gives you time to require corrections while the builder is still under contract to make them.
The inspection period exists to give you accurate information about the property before you commit to it. Skipping it doesn't save you money. It delays the point at which you find out what the house needs. Atlanta Property Inspections provides detailed inspections for buyers, sellers, and new construction clients across the Atlanta area. Our reports are built to give you the information you need to make a confident decision. Schedule your inspection before closing.
