No, Virginia law doesn't require a home inspection to buy a house. But the state's required disclosure statement advises buyers to do their own due diligence, including a home inspection, because Virginia sellers make limited representations about a home's condition. Inspectors must be state-licensed, and VA loans require a termite inspection.
Key facts
- Virginia's residential disclosure statement (Va. Code § 55.1-703) says the owner makes no representations about many conditions and advises buyers to get a home inspection, a mold assessment and a residential energy analysis as they see fit, before settlement.
- The same statement points buyers to due diligence on septic or wastewater systems, radon, flood zones and more.
- Home inspectors must be licensed by DPOR's Board for Asbestos, Lead, and Home Inspectors (Va. Code § 54.1-517.2).
- VA loans in Virginia require a wood-destroying insect (WDI) inspection report.
- For homes built before 1978, federal law requires lead paint disclosures and generally gives buyers a 10-day chance to test for lead, unless the buyer waives it.
Why are inspections so important in Virginia?
Virginia is largely a "buyer beware" state. The seller gives you a disclosure statement, but for most items it says the owner makes no representations, and it puts the responsibility on you to investigate. Sellers can't hide known defects through fraud, but they generally aren't required to give you a list of every issue.
That means your inspection is your best protection. It tells you:
- What's wrong now.
- What will need attention soon.
- What questions to ask before you're committed.
What does a general home inspection cover?
A licensed home inspector examines the home's visible and accessible systems and components, such as:
| Area | What's checked |
|---|---|
| Structure | Foundation, framing, crawl space, attic |
| Exterior | Siding, windows, doors, grading, decks |
| Roof | Covering, flashing, gutters, visible leaks |
| Plumbing | Supply and drain lines, water heater, fixtures |
| Electrical | Panel, wiring, outlets, GFCI protection |
| HVAC | Heating and cooling equipment and operation |
| Interior | Walls, ceilings, floors, stairs |
| Insulation and ventilation | Attic and crawl space |
A general inspection is visual and non-invasive. It won't open walls or test everything, so your inspector may recommend a specialist.
What other inspections might I need in Virginia Beach?
Our climate and geography make a few extra inspections common here:
- Wood-destroying insect (WDI) inspection. Termites are common in coastal Virginia. Required for VA loans and a good idea for any purchase.
- Moisture and crawl space evaluation. Humid summers and low-lying land can mean moisture problems.
- Septic inspection. Most homes south of the Blue Line, including much of Pungo, use septic systems.
- Well water test. For homes with private wells.
- Radon test. The disclosure statement points buyers to radon resources. Testing is inexpensive and quick.
- Mold assessment if there are signs of moisture or past leaks.
- Sewer line camera inspection for older homes on city sewer.
- Roof inspection if the roof is older. Insurers may ask about roof age.
- Chimney inspection if the home has a fireplace.
- Lead-based paint inspection for homes built before 1978.
- Elevation certificate and flood review for homes in flood zones. See my flood insurance guide.
How do I check a home inspector's license?
Use DPOR's online license lookup to confirm that the inspector holds a current Virginia home inspector license. While you're at it:
- Ask for a sample report to see how detailed it is.
- Ask how long the inspection and report will take.
- Ask whether they include photos and repair priorities.
- Check whether they carry insurance.
- Ask whether they inspect new construction. Virginia has a separate new residential structure specialty designation for inspectors who inspect new homes.
I'm happy to share names of inspectors my clients have used, but you choose who you hire.
What does a VA loan require?
If you're using a VA loan in Virginia, VA requires a WDI inspection report. The VA appraiser also checks that the home meets VA's minimum property requirements, which cover safety, soundness and sanitation. The appraisal isn't a home inspection, so I still recommend a full inspection for VA buyers.
Within VA's rules, buyers and sellers negotiate who pays for the WDI report. My VA loan guide has more.
How does the inspection fit into my contract?
Your purchase contract sets the rules for inspections, including:
- How many days you have to complete inspections.
- Whether you can cancel based on the results, or only request repairs.
- How repair requests and seller responses work.
- Who pays for specific inspections.
Book your inspector as soon as your offer is accepted. If you need more time, ask early, because extensions require the seller's agreement. My guide on how long it takes to buy a house in Virginia Beach shows where inspections fall in the timeline.
What should I do after the inspection?
- Read the full report, not just the summary.
- Sort issues into safety, major systems, and minor maintenance.
- Get contractor estimates for big items.
- Decide what to ask for: repairs, a credit, a price reduction or nothing.
- Keep perspective. Every home has issues. Focus on the expensive and the unsafe.
- Re-inspect completed repairs before closing, and keep receipts.
How much does a home inspection cost?
I don't quote prices, because they vary with the home's size, age and location and with the add-ons you choose, such as WDI, radon or sewer scope. Ask two or three licensed inspectors for quotes and compare what each includes. A cheaper inspection that skips the crawl space or doesn't come with photos isn't a bargain. Budget for the general inspection plus the specialty inspections that fit the home.
Should sellers get a pre-listing inspection?
If you're selling, a pre-listing inspection can help you find and fix problems before buyers do, set a realistic price and reduce surprises during negotiations. The tradeoff is that once you know about a material defect, you can't misrepresent it to buyers. Talk it over with me before you list. My guide to the cost to sell a house in Virginia Beach covers other seller expenses.
Should I inspect an as-is or HUD home?
Yes. As-is means the seller won't fix things, not that you shouldn't know what you're buying. HUD homes, for example, are sold as-is, and inspections help you budget for repairs. See how HUD homes work in Virginia Beach.
What about new construction?
Even brand-new homes can have problems. Consider a pre-drywall inspection and a final inspection before closing, plus an 11-month warranty inspection before the builder's one-year warranty period ends. Use an inspector with Virginia's new residential structure specialty.
Ready to buy with confidence?
Search Virginia Beach homes for sale and contact me or call or text (757) 919-8874. I'll help you plan the right inspections for each home, keep your deadlines on track and negotiate repairs based on what we find.
Barry Jenkins, Legacy Home Team at LPT Realty
Sources
- Code of Virginia § 55.1-703: Required disclosures
- Code of Virginia § 54.1-517.2: Home inspector licensure requirements
- Virginia DPOR: Board for Asbestos, Lead, and Home Inspectors
- Virginia DPOR: License Lookup
- VA Home Loans: Local Requirements (termite inspections)
- EPA: Lead-Based Paint Disclosure Rule
- Virginia Department of Health: Indoor Radon Program
- Virginia Department of Health: Onsite Sewage and Water Services
Frequently asked questions
Is a home inspection required to buy a house in Virginia?
No. Virginia law doesn't require a buyer to get a home inspection. But the state's residential disclosure statement advises buyers to do their own due diligence, including a home inspection, before settlement. I recommend one for almost every purchase.
Do home inspectors need a license in Virginia?
Yes. Home inspectors must be licensed by the Board for Asbestos, Lead, and Home Inspectors at the Virginia Department of Professional and Occupational Regulation. You can look up a license on DPOR's website.
Does a VA loan require a termite inspection in Virginia?
Yes. VA lists Virginia among the states where wood-destroying insect information is required for VA loans. Ask your lender how it applies to your specific property. Who pays is negotiated in the contract, within VA's rules.
Can I buy a house as-is in Virginia and still inspect it?
Yes. Buying as-is means the seller won't make repairs, but you can usually still inspect for your own information. Many as-is contracts include an inspection period that lets the buyer cancel based on the results.
What other inspections should I consider in Virginia Beach?
Depending on the home, consider wood-destroying insect, septic, well water, radon, mold, sewer line, roof, chimney and HVAC inspections, plus a lead-based paint inspection for homes built before 1978.
How long is the inspection period in Virginia?
There's no set state period. The inspection or due diligence period is negotiated in your purchase contract. Book inspectors right after your offer is accepted so you don't run out of time.
Who pays for the home inspection?
The buyer usually pays for the home inspection. Costs for specific inspections, such as a wood-destroying insect report, can be negotiated in the contract.