Buying in Suffolk comes with a lot of moving parts, and the home inspection can feel like the biggest unknown. What gets inspected, how fast it happens, and what you can negotiate all affect your timeline and peace of mind. You want clarity, not surprises.
This guide gives you a clear, step-by-step timeline from ratified contract through closing, what to expect from each inspection, Suffolk-specific risks to watch, and how to handle negotiations with confidence. You will also get a simple checklist and smart questions to ask your inspector and agent. Let’s dive in.
Step-by-step timeline in Suffolk
1) Ratified contract — Day 0
Once your offer is accepted, review the inspection contingency clause right away. Note what inspections are allowed, your response deadline, and any rules about canceling, repairs, or credits. Your agent will help you confirm the exact dates from the purchase agreement.
2) Schedule the general home inspection — Days 0–3
You or your agent hire a licensed or certified home inspector. In many markets, the goal is to book within 1–7 days after ratification. In competitive situations, sooner is better. You pay the inspection fee, and the seller provides access and ensures utilities are on.
3) Complete the general inspection — Days 2–10
A typical single-family inspection takes 2–4 hours. Larger or older homes may take longer. Plan to attend the walk-through so you can see issues in real time and ask questions. The inspector will evaluate visible systems, safety hazards, and maintenance items.
4) Order specialist inspections — Days 2–10
If your contract allows, add specialists during the same contingency window. Common options include termite or wood-destroying insect (WDI), radon testing, sewer scope, well and septic evaluations, mold or HVAC specialists, and a structural engineer for serious concerns. Radon monitors usually need 48–96 hours to run, so schedule promptly.
5) Receive inspection reports — 24–72 hours
Most general inspectors deliver a written report with photos and recommendations within 24–72 hours. Specialist report timing varies by test and provider.
6) Review and prepare your response — Within your contingency deadline
With your agent, decide whether to request repairs, ask for a credit or price reduction, seek documentation, proceed as-is, or cancel if your contingency allows. Many contracts require repair requests within 3–10 calendar days, so act quickly.
7) Negotiate with the seller — 1–5 days typical
The seller may accept your requests, counter with partial repairs or a credit, or decline. Your agreement might include pre-closing repairs, a closing credit, or a price change. Keep the conversation focused on safety, major systems, and lender requirements.
8) Verify repairs and re-inspect — Timing varies
If repairs are agreed, request receipts, permits, and warranties, and consider a re-inspection to confirm completion and quality. Schedule verification promptly to avoid closing delays.
9) Close on time — Coordinated with financing
Inspections, negotiations, and any repairs must be resolved within your contingency and closing timeline. Delays in inspections can affect underwriting, appraisal, and closing, so front-load scheduling.
What inspections cover, timing, and cost
General home inspection
- Purpose: Evaluate visible and accessible components like the roof coverings (visual), exterior, foundation and crawlspaces, structure, electrical, plumbing, HVAC, interior, windows, and doors. It does not include destructive testing, full code-compliance reviews for older work, or most environmental testing unless contracted.
- Duration: 2–4 hours for an average single-family home.
- Report: A narrative summary with photos, safety and major system issues, recommendations, and maintenance notes, usually delivered within 24–72 hours.
- Typical cost: $300–$600 for a standard single-family home. Larger, older, or complex homes often cost more.
Common specialist inspections
- Termite/WDI inspection: Checks for evidence of infestation or damage. Coastal Virginia has active termite populations, so WDI is common. Time under 1 hour. Cost $75–$200.
- Radon testing: Measures indoor radon levels. Active monitors typically run 48–96 hours. Cost $150–$250.
- Sewer scope: Camera inspection of the lateral line from house to main. Takes 1–2 hours. Cost $100–$300.
- Well and septic: For properties not on municipal systems, order water quality tests and a septic evaluation. Results may take 24–72 hours for lab work. Costs vary.
- Additional specialists: Mold, asbestos, structural, or HVAC experts if the general inspection flags concerns. Costs and timelines vary.
Who schedules and pays
- You typically hire and pay the inspector. Your agent helps coordinate access. You are the client, and you own the report.
Suffolk-specific risks to prioritize
Flood and moisture exposure
Suffolk is part of the Hampton Roads region, where tidal flooding, storm surge, and higher-than-average sea level rise are ongoing risks. Ask your inspector to look closely for water intrusion signs, elevated moisture in crawlspaces, and material degradation. Consider a sewer scope and extra attention to foundations in low-lying areas. Check applicable floodplain designations when reviewing insurance and closing requirements.
Termites and wood-destroying organisms
Coastal Virginia supports active termite populations. Make a WDI inspection part of your plan, and request any treatment records or transferable warranties from the seller.
Age and type of housing stock
Suffolk includes older farmhouses and newer suburban construction. Older homes can have outdated systems like knob-and-tube wiring or aging HVAC. Ask for permit and renovation documentation for additions or major updates, and consider specialists if flagged.
Wells and septic systems
Some Suffolk properties use private wells and septic systems, especially outside denser suburban areas. Book testing early because findings can affect both costs and timelines.
Permits and code compliance
For additions, decks, pools, HVAC, or electrical work, ask for permits and final inspections. This helps confirm work was completed to local standards and can prevent surprises during appraisal or insurance review.
Utilities and HVAC performance
Confirm utilities are on for all inspections. In humid coastal climates, HVAC performance and dehumidification are important to protect finishes and indoor air quality.
Negotiating after inspections
Your options
- Request the seller make specified repairs before closing.
- Ask for a monetary credit at closing if you prefer to handle work yourself.
- Request a price reduction.
- Ask for documentation such as permits, treatment records, warranties, or receipts.
- Proceed as-is if you accept the current condition.
- Cancel if your contingency language allows and defects are unacceptable.
Timing and decision points
All requests and responses must occur within your inspection contingency period. After the seller replies, you usually have a short window, often 1–3 days, to accept a counter or respond. Repairs vary in timeline. Minor fixes can take days, while HVAC replacements or structural work may take weeks, so align expectations early.
Verifying repairs
Request receipts, permits, and photos. When appropriate, arrange a re-inspection to verify completion and quality. Do this promptly to protect your closing date.
Lender and appraisal constraints
Some loans require certain repairs for safety or habitability before closing. Share inspector findings with your lender and be ready to coordinate with appraisal timelines.
Practical buyer checklist
Pre-inspection
- Read your inspection contingency and calendar the deadline.
- Book a licensed home inspector within 24–72 hours of ratification.
- Decide on specialists early: WDI, radon, sewer scope, well and septic.
- Plan to attend the inspection walk-through.
- Confirm all utilities are on and access is arranged.
At the inspection — key questions
- What are the major safety or structural concerns?
- Which items need immediate repair versus routine maintenance?
- What is the remaining life of the roof, HVAC, and water heater?
- Do any issues warrant a specialist evaluation?
- Can you walk me through the most important photos and findings?
- When will I receive the written report, and will you review it with me?
Preparing your response — ask your agent
- Based on market conditions, what is realistic to request?
- Could repair requests affect financing or HOA approvals?
- Are there known local permitting issues with this property, and can we review permit history?
- Will requested repairs delay closing, and how should we adjust timelines?
Documentation to request from the seller
- Receipts and warranties for recent roof, HVAC, or structural work.
- WDI treatment history and any transferable warranties.
- Permits and final inspection certificates for renovations or additions.
Pro tips for a smooth timeline
- Attend the walk-through. Seeing issues in person helps you decide quickly and negotiate wisely.
- Prioritize safety and major systems. Focus requests on items that affect health, structure, water intrusion, electrical safety, and HVAC.
- Front-load specialist tests. Radon and water tests take time, so start them early.
- Keep communication tight. Set calendar reminders for each deadline and confirm repair completion dates in writing.
- Prepare a plan B. If contractors are backed up, a credit at closing may keep your timeline intact.
Ready to move forward?
When you have a clear inspection plan, you protect your timeline and your investment. If you want local guidance tailored to Suffolk’s flood exposure, termite risks, and diverse housing stock, our team can help you schedule, prioritize, and negotiate with confidence. Schedule a Free Consultation with Better Homes and Gardens Real Estate NAGR Luxury to get a head start on a smooth, on-time closing.
FAQs
How long does a Suffolk home inspection take?
- Most general home inspections take 2–4 hours, with larger or older homes requiring more time, and reports usually arrive within 24–72 hours.
When should I schedule inspections after my offer is accepted?
- Aim to book your general inspection within 1–7 days of ratification, and start any specialists within the same contingency period to keep your timeline safe.
Do I need a termite or WDI inspection in coastal Virginia?
- Yes, WDI inspections are common in coastal Virginia due to active termite populations, and you should request any treatment records or warranties from the seller.
Is radon testing necessary in Suffolk, VA?
- If you are concerned about indoor air quality, consider radon testing; active monitors typically run 48–96 hours, so schedule early within the contingency.
How do repair negotiations usually work after inspections?
- You submit a written repair request or credit request, the seller responds or counters within a few days, and both sides aim to finalize before the contingency deadline.
How are repairs verified before closing?
- Request receipts, permits, and photos, and consider a re-inspection close to completion to confirm quality and keep your closing on track.
Who pays for the home inspection and specialist tests?
- The buyer typically hires and pays for the general inspector and any specialists, while the seller provides access and ensures utilities are on.
