Buyer Guides
Home Inspection Contingency in NC
North Carolina does not use a traditional inspection contingency like most states. Instead, the due diligence period serves as your inspection window. Understanding how this works -- and how it differs from what you may be used to -- prevents costly mistakes.
NC Does Not Use an Inspection Contingency
Unlike most states, the NC Offer to Purchase and Contract does not include a separate home inspection contingency. Instead, the entire due diligence period is your window to inspect, investigate, and decide. This is a fundamental difference that catches out-of-state buyers off guard.
How Inspections Work During Due Diligence
Schedule your home inspection as early as possible after contract execution. The inspection is ordered and paid for by the buyer. Results are used to negotiate repairs or credits with the seller. If the inspection reveals deal-breaking issues, you can terminate during due diligence and lose only the DD fee.
What Inspections Should You Get?
General home inspection is the baseline. Depending on the property, also consider pest/termite inspection, radon testing, well water testing, septic inspection, roof inspection, foundation or structural inspection, mold testing, and HVAC evaluation. Nick and Craig recommend specific inspections based on the property.
Negotiating After Inspection
After the inspection, your agent sends a repair request or due diligence repair request addendum to the listing agent. The seller can agree, counter, or decline. If the seller declines all repairs, your option is to proceed as-is or terminate during due diligence.
Inspection Costs in Charlotte
A standard home inspection for a 2,000-3,000 sq ft home in Charlotte costs $350-$550. Radon testing adds $125-$175. Pest inspection adds $75-$125. Specialized inspections (roof, HVAC, structural) range from $200-$500 each.
Should You Skip the Inspection?
Never. Even in competitive markets where buyers feel pressure to waive protections, a home inspection is your primary tool for discovering issues. The due diligence fee already gives you skin in the game. Use the time to protect your investment.
Common Questions
Is there a home inspection contingency in NC?
Not as a separate clause. NC uses the due diligence period instead. During due diligence, you can inspect the property and terminate for any reason, losing only the due diligence fee.
How much does a home inspection cost in Charlotte?
A standard home inspection for a typical Charlotte home costs $350-$550. Add $125-$175 for radon and $75-$125 for pest. Total inspection costs usually run $500-$850.
What happens if the inspection is bad?
During due diligence, you can request repairs, negotiate a price reduction, ask for credits, or terminate the contract. If the seller refuses all requests, you decide whether to proceed as-is or walk away.
Can I waive the home inspection in NC?
You can choose not to inspect, but this is strongly discouraged. The due diligence period exists to protect you. Skipping the inspection eliminates your primary tool for identifying hidden problems.
Have Questions About Home Inspection Contingency?
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