I recommend a home inspection on any building more than 10 years old. By then problems could have developed that may not be obvious to a casual observer. A trained inspector may spot a problem that requires correction.

Even with a newer building, an inspection may reveal defects. In any case, an inspection will give you peace of mind.

Ordinarily, you are given a period of time in which to conduct an inspection as a part of your contract to buy the property. If defects are discovered, you may ask the seller to repair them.

After you receive the inspector's report, you should use it as the basis for a written request to the seller to repair or replace defective items.

There's a negotiation process spelled out in the official Georgia real estate Purchase and Sale Agreement to allow buyer and seller to come to an agreement about repairs. If you want to know the entire process, please call Michael at (229) 924-3089.

The purchase contract defines a defect as a condition that (a) presents a health risk or risk of injury, (b) violates a law or a building code (unless "grandfathered" under a previous code), or (c) is not in good working order.

Superficial flaws, such as a cracked window pane, are not considered defects under the contract. If a buyer wants a cracked window pane replaced, for example, he or she should specify this in the initial offer to buy the property.

Even if you elect to buy a property "as is," you may have it inspected; however, the seller will not be obligated to make any repairs.

I have glossed over the subject for the sake of brevity, but will be happy to go into more detail if you prefer.