St. Patrick’s Day: Don’t Rely on Luck for your Home Inspection
Updated: 3 days ago
St. Patrick's Day is about luck, but buying a home shouldn't be. A home is likely the biggest purchase your family will make, and a professional inspection is your best look at its condition. As a military spouse for more than 30 years and an Arlington Associate Broker with 560+ transactions, I encourage every buyer to get one.
This article is general information, not tax, legal or financial advice.
The VA appraisal isn't an inspection
A VA appraiser checks the home's value and whether it meets VA's minimum property requirements. They don't test every system the way an inspector does. VA doesn't require an inspection, but VA recommends one. Learn more in my VA appraisal guide.
Pass/fail inspections
In competitive markets like Northern Virginia, buyers sometimes offer a pass/fail inspection. You agree not to ask for small repairs but keep the right to walk away if the inspection turns up something you're not comfortable with. It still gives you the information you need. Knowing that a water heater or HVAC system is near the end of its life lets you budget now, instead of being surprised six months after you move in. Read your contract carefully, since terms vary.
Focus on the big items
Every report lists small issues, like a loose outlet cover or a dripping faucet. Focus on the major systems:
Roof: age, leaks and storm damage.
Foundation and structure: cracks and moisture.
Electrical: the panel and any unsafe wiring.
Plumbing: leaks and older pipes.
HVAC: age and whether heating and cooling work properly.
If one of these has a real problem, it's reasonable to ask for a repair or a credit. Asking for many small fixes can strain a deal.
Consider extra inspections
Depending on the home, you may want a radon test, a sewer line scope, a wood-destroying insect inspection or a chimney inspection. Your inspector can suggest what makes sense.
When you can't be there
Many PCS buyers aren't in town for the inspection. Ask the inspector for photos and a video call, and review the report with your agent right away. I attend inspections for clients who can't, and help them understand which items matter.
In Northern Virginia
Many homes here are older, so inspections often find aging systems. My cost of ownership guide helps you plan for them, and my purchase agreement guide explains inspection contingencies.
Sources: VA home loan toolkit; VA home buying process.
Last reviewed: October 2026
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