What to Expect in a Home Inspection (Charleston Edition)

By Trudy Mercy Brown — TMB Living: Real Estate & Interiors
Interview with Matt, Charleston Home Inspection

Why home inspections matter

Between contract and closing, the inspection is your reality check. It helps buyers understand a home’s condition and gives sellers clarity on what may come up—so everyone can move forward with confidence.

“The standard home inspection covers the exterior, interior, roof, plumbing, heating/cooling, electrical, and any built-in major equipment.” — Matt, Charleston Home Inspection

What’s included in a standard home inspection

• Structure & systems: exterior, interior, roof, HVAC, electrical, plumbing

• Built-ins: water heater, built-in kitchen appliances

• Site conditions: exterior grading/landscaping directly around the home

• Access spaces: attic and, when present, crawl space (inspectors typically visit the crawl last after running water and fixtures)

Usually not included (may require specialists): chimneys, elevators, pools/spas, or anything needing specialized equipment.

The “Big Four” insurers care about

Matt calls out the common “four-point” focus many insurers watch:

1. Roof

2. HVAC (heating & cooling)

3. Water heater

4. Electrical

Charleston’s hot, humid summers and chilly winter snaps can stress mechanicals—so inspectors look extra closely at HVAC and moisture-related issues.

Charleston-specific watch-outs (crawl spaces & moisture)

Our Lowcountry climate means moisture management matters—especially in homes with crawl spaces.

• Expect inspectors to check moisture levels and ventilation.

• Encapsulation (sealed crawl spaces) is increasingly common—your inspector will note condition and effectiveness.

• Even with new construction trending to slabs, many existing homes here still have crawl spaces—so this is a key area of focus.

How long does an inspection take?

“We ballpark about 1 hour per 1,000 sq. ft. Age, condition, and number of defects can change that.” — Matt

Should buyers attend?

• You don’t need to prep anything, but do plan to meet your inspector at the end.

• A quick, on-site verbal walk-through helps you understand photos and notes before the full report lands in your inbox.

• Good firms (like Matt’s) deliver same-evening reports—helpful when timelines are tight.

“My reports are photo-rich with clear descriptions, and we deliver them that evening.” — Matt

Quick checklist for buyers

• ☐ Schedule inspection ASAP after going under contract

• ☐ Ask about four-point concerns (roof/HVAC/water heater/electrical)

• ☐ Confirm attic/crawl access is clear

• ☐ Bring questions; attend the walk-through

• ☐ Review the report the same day; discuss repair requests with your agent

• ☐ Get specialist quotes (roof/HVAC/plumbing/electrical) when needed

• ☐ Loop in your insurance pro if four-point issues appear

Tips for sellers (to reduce surprises)

• Service HVAC and water heater before listing

• Clean gutters; check visible roof wear

• Ensure attic/crawl access is clear

• Fix small items (leaking faucets, loose GFCI, missing cover plates)

• If you have a crawl space, consider a moisture check or dehumidification plan

Final thoughts

Inspections aren’t about “perfect homes”—they’re about informed decisions. With a solid report, clear photos, and an agent who can prioritize the findings, you can move toward closing with confidence.