Home Inspection Contingencies In Virginia, Explained

Buying or selling a home in Chesapeake? The inspection contingency is your safety net. It protects you from hidden issues, keeps timelines clear, and guides what happens if the inspection reveals repairs. In this guide, you’ll learn how Virginia inspection contingencies work, what inspections matter most in Chesapeake, what lenders may require, and how to negotiate repairs or credits with confidence. Let’s dive in.

What an inspection contingency is

An inspection contingency is a clause in your purchase contract that gives you a set period to hire inspectors, review written reports, and decide how to proceed. You can accept the home, ask for repairs or credits, or terminate the contract as allowed by the contingency. Your exact rights come from the specific language in your signed contract, so read it closely and follow the steps and timelines it outlines.

In Virginia, the seller’s property disclosure is separate from your inspection rights. Sellers must follow Virginia’s Residential Property Disclosure Act, but that does not replace your contractual right to inspect unless your contract says otherwise. You still control your own due diligence within the inspection window.

How inspection contingencies work in Virginia

Most Virginia transactions use standard forms that include a buyer inspection period. The length is negotiable, but many buyers and sellers agree to 7 to 14 calendar days, with 10 days common in our area. Competitive markets sometimes shorten that window, while complex properties may justify more time.

Typical step-by-step timeline

1. You ratify the contract and deposit earnest money per the agreement.
2. You schedule inspections immediately to fit within the deadline.
3. Inspectors send written reports, usually within 24 to 72 hours.
4. Before your inspection period ends, you send the seller a written list of repair requests, a credit request, or a notice to terminate, as your contract allows.
5. The seller responds by accepting, declining, or countering with repairs or credits.
6. You either reach agreement and move forward, or you terminate within the contingency if allowed.

Deadlines and delivery details

The contract controls how you must deliver notices and repair requests. Some forms require a specific written form, and many require delivery by email or another defined method. If you miss the deadline or fail to deliver correctly, your inspection contingency may expire and your deposit protections can weaken.

Focus on three essentials:

• Know your exact deadline and time of day.
• Understand the required method to deliver requests and notices.
• Keep a clear written record of all communication.

What you can ask for

After you review the report, you can:

• Accept the home and proceed.
• Request repairs, a price reduction, or a credit at closing.
• Propose an escrow holdback to fund repairs after closing if time is tight.
• Terminate the contract under the contingency if your contract allows.

Chesapeake-specific inspections to consider

Chesapeake’s mix of established neighborhoods, coastal waterways, and rural pockets means your inspection plan should fit the property. Start with a general home inspection, then layer in specialists as needed.

General home inspection

A general inspector evaluates the roof, foundation and structure, electrical, plumbing, HVAC, appliances, and interior and exterior conditions. Reports include photos and a summary of findings. Costs vary by size, age, and scope, but you can expect to pay several hundred dollars for a single-family home.

Termite and other wood-destroying organisms (WDO)

Subterranean termites are common across southeastern Virginia, including Chesapeake. Many lenders, especially FHA and VA, require a WDO inspection and clearance before closing if activity or damage is found. If treatment or repairs are needed, your lender may require proof that the work was completed and the property is clear.

Flood risk and elevation

Parts of Chesapeake sit near rivers, canals, and low-lying land. Inspectors do not certify flood risk, so you should review flood maps and, if needed, consider an elevation certificate. If the property is in a Special Flood Hazard Area and you use a federally backed mortgage, flood insurance may be required.

Septic systems and private wells

While many Chesapeake homes are on public utilities, some rural or older properties use private wells and septic systems. These systems fall outside a standard home inspection. Hire a qualified professional for a septic inspection or evaluation and a well flow and water quality test.

HVAC performance and moisture concerns

Our Tidewater climate brings warm, humid summers that can stress HVAC systems and amplify moisture issues. If the report notes high humidity, visible mold, or poor drainage, consider specialized HVAC testing or an indoor air quality assessment. Moisture control and proper ventilation are key to long-term system health.

Radon testing

Radon levels vary across Virginia by county and building type. If the home has a basement, enclosed crawlspace, or other risk factors, a radon test is a prudent add-on. A short-term test typically runs 2 to 4 days; results can support a request for mitigation.

Lead-based paint

Homes built before 1978 require federal lead-based paint disclosures. If you are concerned about lead hazards, you can arrange a lead test or risk assessment, especially if young children will live in the home.

Chimney and fireplace

For wood-burning fireplaces or stoves, a chimney inspection and cleaning can catch liner issues, creosote buildup, or drafting concerns. This is especially helpful in older homes.

Sewer line scope

Older neighborhoods can have clay or cast iron lines with tree-root intrusion. A sewer camera inspection can identify blockages, offsets, or collapsed sections before you own the problem. This is often inexpensive compared to the cost of repairing a main line.

Negotiating repairs, credits, and timing

Negotiations usually focus on safety and function. Cosmetic items can be part of the discussion but are less commonly approved unless you trade them for something else, like price.

Common seller responses

• Agree to make specific repairs and provide receipts and warranties.
• Offer a credit at closing or a price reduction instead of doing repairs.
• Decline the request and invite you to proceed or terminate if your contract allows.

Lender-required repairs and proofs

Loan programs often require certain conditions to be corrected. FHA and VA loans commonly require termite clearance and may require health or safety items to be addressed before closing. If flood insurance is required due to location, you will need to secure a policy for loan approval.

As-is sales and waiving the contingency

Choosing to buy as-is or waiving the inspection contingency increases your risk. You may give up the right to terminate based on inspection findings and accept responsibility for all repairs after closing. In very competitive markets, some buyers opt for a limited or information-only inspection, but you should be fully informed before taking that path.

Escrow holdbacks and work after closing

If repairs cannot be finished before closing, the parties can agree to an escrow holdback. Funds are set aside at closing to cover the work, and the contractor gets paid when the job is complete. Another option is a seller credit so you can manage the repair on your timeline.

Costs and scheduling checklist

Here are common add-on inspections and typical local cost ranges. Always get current quotes for your specific property.

• General home inspection: several hundred dollars, depending on size and age.
• Termite/WDO inspection: typically tens to a few hundred dollars.
• Sewer scope: often about $150 to $400.
• Radon test: about $100 to $200 for a short-term test.
• Septic evaluation: often several hundred dollars, depending on system type.

Use this quick scheduling plan to stay on track:

1. Right after ratification: confirm your inspection deadline and delivery rules in the contract.
2. Within 48 to 72 hours: schedule the general inspection and block time to attend.
3. Same day as the inspection: line up specialists for any likely concerns, such as WDO, sewer scope, or HVAC.
4. Within 24 to 72 hours after inspection: review written reports and draft your repair or credit requests.
5. Before the deadline: deliver requests or a termination notice exactly as your contract requires.
6. After agreement: confirm who will do repairs, timelines, and whether receipts and warranties will be provided.

Tips for Chesapeake sellers

A small amount of prep can reduce friction later. Consider a pre-listing inspection to find material issues before you go live. Keep receipts and warranties for recent repairs, servicing, or upgrades, and share them during negotiations.

Focus on common buyer concerns in our area. Termite treatment records, roof condition, HVAC servicing, and moisture management all matter. A clean, well-maintained crawlspace and clear drainage lines can build buyer confidence and help your sale stay on schedule.

How to choose the right inspector

Pick inspectors with strong local experience and professional affiliations. Look for membership in ASHI or InterNACHI, proof of insurance, and sample reports that include clear photos and repair recommendations. Ask about availability so you can attend and see issues first-hand.

Bring specialists when the property warrants it. For example, add a WDO pro, HVAC contractor, structural engineer, or septic and well inspector if those systems are present or the report suggests concerns. The right expert can clarify scope and cost so your negotiations stay focused and fair.

Your next step

The inspection contingency is there to protect you, but it only works if you use it well. Know your deadline, choose qualified inspectors, and communicate in writing. If you want a steady hand to manage the process, negotiate repairs, and keep your closing on schedule, connect with The Foundry Group. We bring disciplined, local expertise to every Hampton Roads transaction.

FAQs

How long is a typical Virginia inspection period?

• Most contracts set 7 to 14 days, with 10 days common, but your signed contract controls the exact deadline.

Can I cancel if my Chesapeake inspection finds major issues?

• If your contingency allows termination and you give proper written notice within the inspection period, yes; if you miss the deadline, you may lose that option.

What inspections might my lender require in Chesapeake?

• FHA and VA loans often require a termite/WDO clearance and may require certain health or safety repairs; flood insurance may be required if the home is in a Special Flood Hazard Area.

What repairs are sellers most likely to accept?

• Safety and function items such as electrical hazards, active leaks, major roof problems, or WDO treatment are more common; cosmetic items are less likely unless negotiated.

Should I waive the inspection contingency to win a bidding war?

• Waiving increases your risk and is not advisable unless you fully understand the trade-offs and have alternative protections.

What extra inspections are common for Chesapeake homes?

• WDO/termite, sewer scope for older lines, radon testing in certain homes, HVAC performance or moisture checks, and septic or well inspections where applicable.