Inspections are an important part of the real estate sales process, often serving as the make-or-break moment in a transaction. For sellers, this stage is more than just a checklist of the home's condition--it's a turning point that can shape negotiations, impact closing timelines, and influence the final sales price. Understanding what inspectors look for, how buyers typically respond, and what strategies can help minimize concessions allows sellers to approach this phase with confidence.
No matter the type of home you're selling in the Northern Neck -- whether in Kilmarnock, Irvington, White Stone, Reedville, Heathsville, Lancaster, or the surrounding communities -- these three inspections come up in nearly every transaction.
In some situations, sellers disclose upfront that they won't cover the cost of certain inspections. In other cases, buyers may choose to pay for them to make their offer more appealing. Either way, having an understanding of these inspections and who typically covers them is essential for both sides. Simply put, the seller is typically responsible for the:
- Septic Inspection
- Well Water Test
- Wood Infestation Inspection (WDI & WDO)
Septic Inspection
Typically costing around $700 to $800, the inspector will evaluate the current condition of the system by evaluating "all readily accessible and openable components including the septic tanks, pump tanks, distribution devices, treatment units, control panels, dispersal fields" (VAR 600M) and will also pump the tank so the buyers are off to a fresh start.
Well Water Test
This inspection indicates the “water is free from contamination by coliform bacteria” (VAR Form 600) and ensures that the well water is potable. The water test will cost about $150-$200 for the inspector to collect the sample and have it tested.
Wood Infestation Inspection
Frequently referred to as the “termite or pest inspection”, the Wood Destroying Insects (WDI) inspection checks for the “presence of or damage from termites and other wood-destroying insects” (VAR Form 600). Other types of wood destroying insects include carpenter ants, carpenter bees, and wood boring beetles.
In many cases, the buyer will choose to have a Wood Destroying Organisms (WDO) inspection completed at the time of the WDI. This inspection checks for visible evidence of fungi along with the current moisture conditions in the home-- especially the crawlspace.
Upon completion, the inspector will provide a report with information on the findings and recommendations for treatment, if needed.
An estimate for the WDI/WDO inspection is about $125-$200.
Working With A Realtor Through the Inspection Process
Understanding your responsibilities as the seller is critical to ensuring a smooth transaction, to minimize the stress of the process, and to prevent any unexpected costs. As your Realtor, I will assist with inspector recommendations, scheduling of the inspections, along with any negotiations that may be needed due to findings.
Remember: All inspections should be scheduled in a timely manner and completed within the time frames agreed upon in the Contract to Purchase.
**Estimates are specific to our area here in the Northern Neck of Virginia.
Frequently Asked Questions
What happens if the septic is not functioning as intended?
A septic system that is not functioning as intended doesn't automatically kill the deal, but it does require attention. Depending on the findings, the seller may need to repair or replace components of the system before closing.
Can sellers negotiate inspection repairs?
Yes. Inspection findings are often a point of negotiation between buyer and seller. As your Realtor, I'll help you evaluate the findings, understand what's reasonable to address, and navigate any requests that come in — so you're never negotiating blind.
How long do these inspections take to schedule in the Northern Neck?
This is something I take care of for you. As your Realtor, I'll handle reaching out to inspectors, coordinating schedules, and making sure everything is completed within the time frames agreed upon in the Contract to Purchase — so you're not chasing down appointments on top of everything else that comes with selling a home.
