When Should You Call a Home Inspector?

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When Should You Call a Home Inspector?

When should you call a home inspector? Most people assume home inspections are only necessary when buying a house, but that’s far from the truth. There are several situations where hiring a certified home inspector can save you thousands—whether you’re selling, dealing with unexpected issues, or just want peace of mind.

In Fuquay-Varina and Wake County, homeowners and buyers often face unique property challenges, from storm damage to outdated construction. Let’s break down the key times when scheduling a home inspection is the best decision for your home and wallet.

1. When Buying a Home (No Brainer!)

If you’re buying a home, calling a home inspector is a must. It’s the only way to get a detailed report on the property’s condition before you commit.

A home inspection helps uncover:

  • Hidden foundation issues (cracks, settling, water damage)
  • Electrical hazards (outdated wiring, improper installations)
  • Roof problems (leaks, missing shingles, poor ventilation)
  • Plumbing leaks (potential for water damage and mold)

Skipping an inspection could leave you with costly surprises. Would you rather spend $500 now or $15,000 later on foundation repairs?

Check out my InterNACHI certification to see why professional experience matters.

2. When Selling Your Home (Pre-Listing Inspections)

If you’re planning to sell, a pre-listing home inspection can help you get ahead of potential buyer concerns.

  • Find and fix problems before buyers do.
  • Strengthen your negotiating power.
  • Avoid last-minute surprises that could delay closing.

Buyers appreciate transparency. If you have a clean inspection report, your home instantly becomes more attractive in a competitive market.

Learn more about pre-listing home inspections.

3. After Storm Damage or Natural Disasters

North Carolina homes see their fair share of storms, hurricanes, and severe weather. If your home has taken a beating, call a home inspector to check for damage—even if it’s not immediately visible.

A post-storm inspection can reveal:

  • Roof damage (shingles, flashing, leaks)
  • Water intrusion (basements, crawl spaces, siding)
  • Structural shifts (wind and flood-related foundation movement)

Many homeowners assume their insurance company will fully assess storm damage, but **not all insurance adjusters work in your best interest**. Here’s the key difference between adjuster types:

Understanding Insurance Adjusters

  • W-2 Insurance Adjuster: This is the adjuster employed directly by your insurance company. Their primary responsibility is to protect the company’s bottom line, meaning they may minimize your claim payout.  When you call in a claim with your insurance carrier, this is usually who they send out.  Keep reading…
  • Independent (Third-Party) Adjuster: These adjusters are contracted by the insurance company, but they don’t work directly for them. While they have more flexibility than a W-2 adjuster, they’re still hired by your insurer and often follow company policies that may not favor the homeowner.
  • Public Adjuster (a homeowner’s best friend): A licensed professional who works for YOU, not the insurance company. They advocate on your behalf to ensure you get the absolute maximum payout for covered damages. Public adjusters work in tandem with home inspectors to document all storm-related issues and present a stronger case to your insurance provider.

If you’ve had storm damage, a home inspector and a public adjuster together can provide a thorough, unbiased assessment and help you avoid getting shortchanged on your claim.

Learn more about finding a licensed public adjuster here.

4. If You Notice Unexplained Issues in Your Home

Ever noticed doors that won’t close properly? A musty smell that won’t go away? Cracks forming where they weren’t before?

These are often signs of hidden structural or moisture problems that need attention. Instead of ignoring them (or Googling “why does my house smell weird?”), call a home inspector.

5. Before Major Renovations

If you’re planning a big remodel, get a home inspection first. An inspector can assess your home’s structure, electrical system, and plumbing to prevent surprises mid-project.

  • Avoid unpermitted renovations that could violate building codes.
  • Ensure new additions meet NC building standards.
  • Identify potential problems before they derail your project.

See how phase inspections help during construction.

6. If You’re a Landlord or Property Investor

Rental properties and investment homes require periodic inspections to protect your bottom line.

  • Unreported plumbing leaks (can lead to mold and structural damage)
  • DIY electrical work that isn’t up to code
  • Hidden roof or HVAC issues that worsen over time

Routine inspections help keep tenants safe and ensure small problems don’t turn into big expenses.

7. When Buying a Brand-New Home

New construction homes aren’t perfect. In fact, they often have more defects than older homes because they haven’t stood the test of time.

Common issues in brand-new homes:

  • Incorrect framing and structural defects
  • Plumbing and electrical installation errors
  • HVAC and insulation problems leading to poor energy efficiency

See why new construction inspections matter.

Final Thoughts: When Should You Call a Home Inspector?

If you own or are buying a home, there’s never a bad time to schedule a home inspection. Whether you’re dealing with storm damage, planning a remodel, or just want peace of mind, a professional inspection helps catch problems before they turn into expensive repairs.

Need a professional home inspection in Fuquay-Varina or Wake County? Book with Realm Inspections today.

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What Is the Biggest Red Flag in a Home Inspection?

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What Is the Biggest Red Flag in a Home Inspection?

Plenty of things can make a home inspector raise an eyebrow—cracked foundations, outdated wiring, or a roof that looks like it’s losing a battle with gravity. However, if you ask any seasoned inspector about what is the biggest red flag in a home inspection, the answer is surprisingly consistent:

A heavy-handed fresh coat of paint in all the wrong places.

A little touch-up here and there isn’t alarming. However, when an entire basement, ceiling, or a single, suspiciously isolated wall has just been painted, it’s worth questioning. More often than not, that fresh coat is hiding something significant. So, let’s dive into what sellers might be covering up—and what it could mean for buyers.

Why a Fresh Coat of Paint Can Be a Warning Sign

Paint is cheap. Fixing major home defects? Not so much. That’s why some sellers rely on a well-timed paint job to mask serious issues instead of actually fixing them.

1. Water Damage & Mold

One of the most common cover-ups involves previous water leaks or mold growth. Since paint can temporarily hide stains and discoloration, some homeowners see it as a quick fix before listing the property.

How to Spot It:

  • Look for uneven paint textures, bubbling, or streaking.
  • Pay attention to musty odors, especially in basements or bathrooms.
  • If a room smells damp but looks pristine, that’s a major red flag.

What It Could Mean:

  • There could be hidden roof leaks or plumbing failures.
  • Mold growth might be lurking beneath the surface, which poses a health risk.

2. Structural Cracks

Cracks in walls can signal foundation movement or settlement issues. While some minor settling is normal, fresh paint could be disguising something much worse.

How to Spot It:

  • Check around door frames, windows, and basement walls.
  • Look for hairline fractures or areas where the paint appears thicker.
  • Doors that stick or uneven floors are also signs of possible structural movement.

What It Could Mean:

  • The home may have a shifting foundation, which can lead to expensive repairs.

3. Smoke or Fire Damage

After a fire, painting over smoke damage might seem like a quick solution. Unfortunately, this doesn’t resolve underlying issues such as compromised air quality or weakened structural components.

How to Spot It:

  • Check for yellowing around vents or ceilings.
  • Sniff out any lingering burnt odors, which paint can’t fully hide.
  • Look for uneven paint coverage in high-heat areas, like near fireplaces.

What It Could Mean:

  • Previous fire damage may have affected the home’s structural integrity.
  • There could be unresolved air quality issues due to soot or smoke residue.

4. Poorly Patched Repairs

Sometimes, sellers attempt to cover up patchwork instead of addressing the root cause of a problem. A fresh coat of paint might make a repair job look complete, but the issue underneath could still exist.

How to Spot It:

  • Run your hand along the wall—if it feels lumpy, the surface might have been hastily patched.
  • Check for mismatched paint shades or uneven textures.
  • Shine a flashlight along the surface to highlight inconsistencies.

What It Could Mean:

  • The seller may have covered up past leaks, drywall damage, or structural concerns without making proper repairs.

Other Big Red Flags to Watch For

While a fresh coat of paint in the wrong places remains the biggest red flag in a home inspection, it’s not the only one. Here are other warning signs that should raise concerns:

  • Sloped or uneven floors: This often indicates foundation problems.
  • DIY electrical work: Exposed wiring, mismatched breakers, or multiple “fixes” in an electrical panel are major fire hazards.
  • Windows or doors that don’t close properly: This suggests structural shifting or improper installation.
  • Strong air fresheners: Overpowering scents might be masking mold, pet damage, or lingering smoke odors.
  • Random buckets under sinks: A makeshift solution for an ongoing plumbing leak.

What Should You Do If You Spot a Cover-Up?

Encountering suspiciously fresh paint in key areas doesn’t mean you should walk away immediately. However, it does mean you should investigate further. Here’s what to do:

  1. Ask the seller. If they claim it’s just a routine touch-up, but only one wall has been painted, be skeptical.
  2. Review the home’s history. Check for previous water damage claims, fire incidents, or major repairs.
  3. Hire a certified home inspector. A trained professional can identify hidden issues that paint won’t conceal forever.

Need an expert opinion? Verify my CMI certification here.

Final Thoughts: Trust Your Gut (& Your Inspector)

If something looks too perfect, too new, or too clean in a house that isn’t brand new, it’s worth a second look. While fresh paint isn’t always a bad sign, it raises concerns when it appears in specific, problem-prone areas. The best way to protect yourself? Hire an experienced home inspector who can recognize these cover-ups before they become your problem.

Need an inspection? Book with Realm Inspections today!

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How Much Is a Home Inspection in NC?

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How Much Is a Home Inspection in NC?

Buying a home is exciting—until you realize you need a home inspection and have no idea how much it costs. If you’re in North Carolina, especially in Fuquay-Varina or Wake County, you’re probably wondering: How much is a home inspection in NC?

Good news: Home inspections are relatively affordable compared to the potential disasters they can uncover. Let’s break down costs, factors that influence pricing, and what you should expect when hiring a home inspector in North Carolina.

What’s the Average Cost of a Home Inspection in NC?

In North Carolina, home inspection costs typically range between $400 and $600 for a standard inspection. However, this number varies based on location, home size, and additional services.

  • Smaller homes (under 1,500 sq. ft.): $350 – $450
  • Mid-sized homes (1,500 – 2,500 sq. ft.): $450 – $600
  • Larger homes (2,500+ sq. ft.): $600 – $1,000+

Local Insight: In Wake County and Fuquay-Varina, home inspection prices tend to fall in the $450-$650 range, depending on the complexity of the home.

What Factors Affect Home Inspection Pricing?

1. Home Size and Square Footage

Bigger homes take longer to inspect, so pricing scales accordingly. A 1,200 sq. ft. townhome won’t require the same effort as a 4,500 sq. ft. custom-built estate.

2. Age and Condition of the Home

Older homes often come with unique challenges—outdated electrical systems, aging plumbing, and mysterious “renovations” from the 70s that should have never happened.

Translation: Older homes usually take longer to inspect, which may increase the cost.

3. Additional Services & Specialty Testing

Beyond a standard inspection, you might need **extra testing** based on the home’s condition:

Not every home needs these, but if you’re buying in a high-risk area (or just want peace of mind), they’re worth considering.

4. Inspector’s Experience & Certifications

Not all inspectors are created equal. A Certified Master Inspector (CMI) or highly experienced professional will often charge more—but for good reason.

Check my CMI credentials here.

Are Home Inspections in NC Worth the Cost?

Absolutely. Spending $400-$600 now could save you thousands in unexpected repairs later.

Think of a home inspection as insurance against buying a money pit. It can uncover:

  • Foundation issues (very expensive to fix)
  • Hidden water damage (mold, rot, leaks)
  • Roof problems (a bad roof = $$$$ repairs)
  • Outdated electrical wiring (hello, fire hazard)

Would you rather pay $500 now or $15,000 later for foundation repairs? Exactly.

Can You Find a Cheap Home Inspection?

Technically, yes—but be careful. The phrase “you get what you pay for” exists for a reason.

Some inspectors offer $250 inspections, but they’re often:

  • Rushed (less time spent on your home)
  • Incomplete (big issues overlooked)
  • Inexperienced (missing serious defects)

If an inspector’s price is significantly lower than the average, ask yourself: what are they skipping?

How to Get the Best Value for Your Home Inspection

If you’re looking for quality without overpaying, here’s what to do:

  1. Hire an experienced, certified inspector – They catch more, so you don’t end up with costly surprises.
  2. Bundle services – Need a termite inspection or radon test? Many inspectors offer discounts when booked together.
  3. Read reviews – Check Google reviews and inspector certifications.

Final Thoughts: What Should You Expect to Pay?

So, how much is a home inspection in NC? For most homes in Wake County and Fuquay-Varina, expect to pay $450-$600 for a thorough inspection. If you need extra testing, it could go higher.

In the end, a good inspection is an investment, not an expense. Spending a few hundred dollars now can save you thousands later.

Ready to schedule your home inspection? Book with Realm Inspections today!

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How Much Do Home Inspectors Charge Per Hour?

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How Much Do Home Inspectors Charge Per Hour?

Ever wonder why home inspection pricing seems about as clear as mud? If you’re buying, selling, or just curious about what’s hiding in your crawlspace, you’ve probably asked yourself: How much do home inspectors charge per hour? Let’s break down the costs so you know exactly what to expect.

The Truth About Home Inspector Hourly Rates

Most home inspectors don’t charge by the hour. Surprised? That’s like finding out your favorite restaurant doesn’t bill you for every minute you sit at the table. Instead, they use flat-rate pricing, which makes costs predictable and ensures quality. At Realm Inspections, we focus on providing **thorough, high-quality inspections** rather than watching the clock.

The Good-Fast-Cheap Triangle: Pick Two

Ever heard the saying that you can only pick two: good, fast, or cheap? This applies to home inspections just as much as it does to unicorn hunting. Let’s break it down:

Scenario 1: Good + Fast = Expensive

  • Need an expert inspector on short notice? That comes at a premium.
  • Want a detailed, high-quality report delivered quickly? That requires skill and efficiency.
  • Expecting professional expertise? It’s worth the investment.

If you want an inspection that’s both thorough and fast, you’ll pay more for the convenience.

✔ High-quality, detailed inspection
✔ Quick turnaround on your report
✔ Confidence that nothing gets overlooked
❌ Higher cost due to priority scheduling

For example, if you need a next-day inspection with a full report by morning, the inspector must shift schedules, prioritize your job, and possibly work after hours—so yes, it costs more.

Scenario 2: Fast + Cheap = Low Quality

  • Want a quick, low-cost inspection? That comes with risks.
  • When prices drop too low, quality usually suffers.
  • Rushed work leads to missed details.

Home inspections protect your investment, not just check a box.

✔ Saves you money upfront
✔ Gets done quickly
❌ Rushed process means important details might get missed
❌ Missed defects = surprise repairs down the road

“The bitterness of poor quality will outlast the sweetness of a low price.” – Benjamin Franklin (probably)

Choosing the cheapest option might seem smart—until you face expensive repairs that a thorough inspection could have caught.

For instance, imagine buying a house and later discovering a hidden foundation crack or outdated electrical wiring that a cut-rate inspector ignored. Now, you’re paying thousands in repairs for something that should have been flagged upfront.

Scenario 3: Good + Cheap = Slow

  • Want quality at an affordable rate? Expect to wait.
  • Highly skilled, lower-cost inspectors book up fast.
  • Patience pays off when looking for both quality and affordability.

Experienced inspectors who charge fair rates often fill their schedules quickly. If you’re flexible, you can get a great inspection at a lower price—but you may need to wait a week or more.

✔ Thorough, professional inspection
✔ Lower cost
❌ Longer wait times for availability

For example, if an inspector offers excellent service at a fair price, their schedule is likely booked weeks in advance.

What Factors Affect Home Inspection Costs?

Pricing isn’t just about time spent—several factors influence inspection costs.

Additional Services That Impact Cost

Beyond standard inspections, extra testing can increase the price. Here are a few examples:

How to Get the Best Value from Your Inspection

To maximize your investment, consider the following:

  • Bundle services: Some inspections can be combined at a lower rate.
  • Book during non-peak times: Early mornings and mid-week slots tend to be less busy.
  • Attend the inspection: Walking through the home with the inspector allows you to ask questions in real time.
  • Hire a certified professional: Always check credentials before booking.

The Bottom Line on Home Inspection Costs

So, how much do home inspectors charge per hour? While the hourly equivalent ranges from $100-$300, most inspectors use flat-rate pricing based on the home’s size and the services needed.

Ultimately, choosing a home inspector isn’t just about price—it’s about value. A rushed, low-cost inspection might save money upfront but cost thousands later. A well-done inspection protects you, your investment, and your peace of mind.

Are you ready for a thorough inspection at a fair rate? Schedule with Realm Inspections today. And don’t just take our word for it—see what homeowners in Fuquay-Varina and Wake County are saying in our Google reviews.

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We are Realm Inspections, based in Fuquay-Varina and serving the greater Raleigh, North Carolina market.  We are a locally owned and family-operated business specializing in residential home inspections.
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1441 East Broad Street
Fuquay-Varina, NC 27526
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