What Does a Home Inspector Check? Virginia Edition
If you’re buying a home in Virginia and wondering what a home inspector checks — you’re asking exactly the right question before committing to one of the biggest financial decisions of your life. This guide covers every system Watson evaluates, with specific context for Richmond’s older neighbourhoods and new Chesterfield and Henrico builds.
Table of Contents
What Does a Home Inspector Check? A Complete Home Inspection Guide
A home inspection is a visual, non-invasive evaluation of a property’s condition conducted by a licensed inspector. If you’re wondering what does a home inspector check, the inspection covers the major systems and components that affect a property’s condition and safety. In Virginia, home inspectors are required to hold a licence issued by the Virginia Department of Professional and Occupational Regulation (DPOR) and must follow a defined Standards of Practice.
Watson Stelly of River City Home Inspectors is VA DPOR licensed, ASHI Certified, and VAREI NRS certified — meaning he personally inspects every property and covers every system required by Virginia’s standards and ASHI’s Standards of Practice. No subcontractors. No substitutes.
The goal of an inspection is not to find reasons not to buy a home. It’s to give you the full picture — so you know exactly what you’re walking into, what to negotiate, and what to plan for after closing. Knowing what does a home inspector check can help you better understand the property’s condition before making an important decision.
What Does a Home Inspector Check? — The Complete Full List
A standard home inspection in Virginia covers the following systems and components — all evaluated in a single walkthrough that typically takes 2–4 hours.
Roof & Exterior
What's above and around the home
- Roofing material condition — shingles, tiles, or flat roof membrane
- Remaining service life estimate
- Gutters, downspouts, and drainage direction
- Flashing at chimneys, vents, valleys, and roof penetrations
- Fascia, soffit, and eave condition
- Chimney — crown, cap, mortar joints, and flashing
- Siding and exterior cladding — condition and attachment
- Windows and doors — operation, sealing, and weatherstripping
- Grading — does the ground slope away from the foundation?
- Decks, porches, and balconies — structure, ledger boards, railings
- Detached garage if present
Richmond-Specific Note
Richmond’s older neighbourhoods — the Fan District, Church Hill, Northside, and Woodland Heights — frequently have aging asphalt shingles from 1990s–2000s re-roofs approaching end of service life. Missing or improperly installed flashing is one of the most common findings on these homes. In newer Chesterfield and Henrico builds, ridge vent installation gaps and improper flashing details are the most frequent roof issues Watson finds.
Electrical System
Panel, wiring, outlets, and safety
- Main service panel — amperage rating, condition, labelling, and clearances
- Breaker types and condition — standard, GFCI, AFCI
- Branch circuit wiring — visible portions
- Wiring type — copper, aluminium, or knob-and-tube in older homes
- All outlets tested — function, grounding, and polarity
- GFCI protection in required locations: kitchens, bathrooms, garage, exterior
- AFCI protection in required locations: bedrooms and living areas
- Smoke and carbon monoxide detector presence and location
Richmond-Specific Note
Knob-and-tube wiring is still present in a significant number of Richmond’s pre-1940 homes, particularly in the Fan District and Oregon Hill. Aluminium wiring from the 1960s–1970s is also common in Northside and early Henrico County developments. Both require specific attention and may affect insurance coverage — Watson notes these clearly in every report.
Plumbing System
Supply, drainage, fixtures, and water heater
- Water supply line materials — copper, PVC, PEX, galvanised, or lead
- Water pressure — measured at a fixture
- Drain, waste, and vent system — function and condition
- Water heater — age, condition, TPR valve, and venting
- All fixtures — sinks, toilets, tubs, and showers
- Evidence of past or active leaks — staining, corrosion, or soft flooring
- Sump pump if present — operation and discharge direction
Richmond-Specific Note
Galvanised steel supply pipes — common in Richmond homes built between 1920 and 1960 — are frequently found in the Fan District, Barton Heights, and older Henrico neighbourhoods. These pipes corrode internally over time, restricting flow and eventually failing. Watson notes pipe material, visible corrosion, and water pressure as part of every plumbing evaluation.
HVAC — Heating & Cooling
Furnace, A/C, ductwork, and ventilation
- Heating system — type, age, condition, and function
- Cooling system — type, age, condition, and function
- Ductwork — visible portions, condition, and insulation
- Supply registers and return air vents — quantity and placement
- Thermostat — function and response
- Flue and venting for combustion appliances
- Condensate management — drip pan, float switch, and drain line
- Filter location, condition, and accessibility
Richmond-Specific Note
Richmond’s hot humid summers and moderately cold winters are demanding on HVAC systems. When considering what does a home inspector check, HVAC systems are an important part of the inspection. Heat pump failures and systems operating beyond their expected service life (typically 15–20 years) are among Watson’s most common findings. In new construction across Chesterfield County, improperly sealed ductwork and incorrectly sized systems are recurring issues that affect comfort and energy efficiency.
Attic & Insulation
Ventilation, insulation depth, and moisture
- Roof decking condition from inside attic
- Roof framing — rafters, ridge board, and collar ties
- Insulation — type, depth, and coverage (VA code requires R-38 minimum)
- Ventilation — soffit vents, ridge vents, gable vents
- Evidence of moisture, staining, or mould growth
- Exhaust fan terminations — must vent outside, not into attic
Richmond-Specific Note
Undersized attic insulation is one of the most consistent findings across all property ages in the Richmond market. When considering what does a home inspector check, attic insulation and ventilation are important areas to evaluate. Many 1980s–1990s homes have bathroom exhaust fans terminating into the attic rather than to the exterior — creating moisture problems that accumulate over years.
Crawlspace & Basement
Moisture, framing, and foundation piers
- Foundation walls and piers — condition and cracking
- Ground moisture — standing water, soil moisture, or efflorescence
- Vapour barrier — presence, condition, and coverage
- Crawlspace ventilation — vents and air circulation
- Wood framing — condition, wood-to-soil contact, and pest damage
- Mechanical systems — ducts, pipes, and wiring in crawlspace
- Sump pump if present
Richmond-Specific Note
Crawlspace moisture is the single most common finding Watson makes in Richmond. When asking what does a home inspector check, crawlspaces are an important area to consider because moisture problems can affect the foundation and structure. The city’s clay-heavy soil retains water and directs it toward foundations, particularly after Richmond’s frequent summer storms. Many older homes have open, poorly ventilated crawlspaces that accumulate moisture and lead to wood deterioration over time.
Interior, Kitchen & Bathrooms
Rooms, appliances, fixtures, and finishes
- All interior rooms — walls, ceilings, floors, and evidence of moisture
- Stairways, railings, and guardrails at elevated areas
- Window operation, glazing seal, and door function
- Fireplace — firebox, damper, and hearth
- All appliances included with the home — function tested
- Kitchen exhaust — range hood function and termination
- GFCI protection at all kitchen countertop outlets
- All bathroom fixtures — toilets, sinks, tubs, and showers
- Tile and grout — waterproofing integrity and caulking condition
- Exhaust fan function and exterior venting
Richmond-Specific Note
Crawlspace moisture is the single most common finding Watson makes in Richmond. If you’re wondering what does a home inspector check, crawlspaces are an important area to consider because moisture problems can affect the foundation and structure. The city’s clay-heavy soil retains water and directs it toward foundations, particularly after Richmond’s frequent summer storms. Many older homes have open, poorly ventilated crawlspaces that accumulate moisture and lead to wood deterioration over time.
What a Home Inspector Does NOT Check
A home inspector conducts a visual, non-invasive inspection. If you’re wondering what does a home inspector check, it’s important to understand that the inspection focuses on visible and accessible components of the property. Understanding these limitations before your inspection day helps set accurate expectations.
⚠️ Not Included in a Standard Inspection
- Radon Testing
- Mould Testing
- Asbestos Testing
- Lead Paint Testing
- Sewer Camera Scope
- Swimming Pools / Spas
- Underground Piping
- Behind Walls or Ceilings
- Detached Outbuildings
- Repair Cost Estimates
If any of these are a concern for your specific property, separate specialist evaluations are available. Watson can point you in the right direction.
What's Different About Virginia Home Inspections?
Virginia is one of the more regulated states for home inspectors. Understanding what does a home inspector check can help you know what to expect during a Virginia home inspection. Here’s what makes a Virginia inspection — and Watson specifically — different.
Virginia-Specific Requirements
- Virginia DPOR Licensing
All Virginia home inspectors must be licensed by DPOR. Watson holds a current VA DPOR licence — you can verify any inspector’s licence at the DPOR online lookup tool. Knowing what does a home inspector check can also help you understand the scope of a professional home inspection.
- NRS Certification for New Construction
Virginia requires inspectors of new residential structures to hold NRS certification through VAREI before the property’s first deed transfer. Watson is NRS certified — not all Virginia inspectors are. If you’re buying new construction, this matters.
- ASHI Standards of Practice
Watson conducts every inspection in accordance with ASHI Standards of Practice — the most rigorous national standard for home inspection scope and methodology.
- Written Report Requirement
Virginia law requires a written inspection report after every inspection. Watson delivers a detailed, photo-documented report within 24 hours — no exceptions.
Older Richmond Homes vs New Construction — What Watson Looks For
Richmond’s housing market spans more than three centuries of construction. What does a home inspector check can vary depending on the property’s age, construction methods, and condition. Here’s what Watson pays specific attention to by property era.
| Era | Common Findings |
|---|---|
| Pre-1940 | Knob-and-tube wiring, galvanised plumbing, brick/stone foundation cracking, single-pane windows, aging roof structure |
| 1940–1960 | Asbestos-containing materials (noted but not tested), cast iron drain pipes approaching end of service life |
| 1960–1980 | Aluminium wiring, early electrical panels (Federal Pacific, Zinsco), aging HVAC, original windows |
| 1980–2000 | Polybutylene supply piping (grey plastic — known failure risk), HVAC approaching end of service life |
| 2000–Present | Grading and drainage issues, HVAC installation deficiencies, attic insulation gaps, builder punch-list items |
| New Construction | Improper flashing, ductwork sealing failures, incomplete finish work, grading deficiencies — new does not mean defect-free |
How Long Does a Home Inspection Take?
Richmond’s housing market spans more than three centuries of construction. Knowing what does a home inspector check can help you understand why different property eras require different areas of attention. Here’s what Watson pays specific attention to by property era.
2 – 4 hrs
Typical on-site duration · Richmond, VA
A modest 1,200–1,500 sq ft home may take 2 hours. A larger older property with a crawlspace, detached garage, and complex mechanical systems may take 3.5–4 hours. Watson will give you a realistic time estimate when you book.
Should you attend? Absolutely — and Watson encourages it. Being present gives you first-hand understanding of every finding and makes the written report far easier to act on.
What Happens After the Inspection?
Within 24 hours of the inspection, Watson delivers your report — a detailed, photo-documented document formatted for you, your agent, your lender, and your attorney.
01
Read the Report in Full
Every finding is categorised by severity. Take the time to understand what's significant vs what's routine maintenance.
02
Discuss With Your Agent
Identify items to negotiate or request repairs before closing. Your agent will guide the strategy based on Richmond's current market conditions.
03
Call Watson With Questions
Watson is available by phone after every report to walk through any finding in as much detail as you need — no chasing, no unanswered calls.
04
Get Specialist Quotes if Needed
For significant findings — structural, electrical panels, HVAC — get a specialist's written estimate before closing so you know the real cost.
05
Use It as a Maintenance Guide
Even items that don't require immediate action are valuable planning information for future ownership. Your inspection report is a roadmap, not just a negotiating tool.
Frequently Asked Questions
What does a home inspector look for in Virginia?
A home inspector in Virginia evaluates every major system and accessible component of a property — roof, foundation, structure, electrical, plumbing, HVAC, attic, crawlspace, and interior. Watson Stelly conducts every inspection in accordance with ASHI Standards of Practice and Virginia DPOR requirements, and delivers a detailed photo report within 24 hours.
How much does a home inspection cost in Richmond, VA?
Home inspection pricing in Richmond depends on the size, age, and type of the property. Contact Watson directly at (804) 366-9219 for a clear, straightforward quote based on your specific property. He’ll give you a straight answer quickly — no pressure, no upsells.
Does a home inspector check for mould in Virginia?
A standard home inspection does not include mould testing. Watson will note visible evidence of moisture, staining, or conditions that are conducive to mould growth — but laboratory testing requires a separate specialist evaluation. Watson can point you toward a qualified specialist if needed.
Do I need to be present for the home inspection?
You’re not required to be present, but Watson strongly encourages it. Attending your inspection gives you a first-hand understanding of the property and makes it much easier to act on the report when it arrives. Watson takes time to explain what he’s finding as he works through the property.
What is an NRS inspection in Virginia?
An NRS (New Residential Structure) inspection is a Virginia-specific inspection for newly constructed homes. Virginia law requires an NRS-certified inspector to inspect new residential structures before the first deed transfer. Watson is NRS certified through VAREI and regularly inspects new builds across Chesterfield and Henrico County. Not all Virginia home inspectors hold this certification.
How long does a home inspection take in Richmond?
Most standard home inspections take 2–4 hours depending on the size, age, and condition of the property. A modest 1,200–1,500 sq ft home may take 2 hours; a larger older property with a crawlspace, detached garage, and complex systems may take closer to 4 hours. Watson will give you a realistic estimate when you book.
What do home inspectors not check?
Home inspectors do not test for radon, mould, asbestos, or lead paint, and do not inspect underground pipes, swimming pools, or areas hidden behind walls. A home inspection is a visual, non-invasive evaluation of accessible systems and components. If you need any of these specialist evaluations, Watson can point you toward the right professional.
Watson Stelly
Licensed Home Inspector · Richmond, VA
- VA DPOR Licensed Inspector
- ASHI Certified Inspector (CVASHI)
- VAREI NRS Certified
- River City Home Inspectors
Watson personally conducts every inspection in Greater Richmond and across Virginia. No subcontractors — ever. 24-hour photo report delivered after every inspection.
Ready to book your inspection? Watson answers directly.
Watson personally conducts every inspection in Greater Richmond and across Virginia. No subcontractors — ever. 24-hour photo report delivered after every inspection.
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