What to Know About Absolute Inspection Service for Your Home Purchase
Absolute Inspection Service offers residential inspections across South Carolina
Absolute Inspection Service is a home inspection company operating in South Carolina that conducts pre-purchase inspections for residential properties. The company performs the standard walk-through examination of a home's major systems—structure, roof, plumbing, electrical, HVAC, and interior components—and delivers a written report detailing what they find. Like other inspectors in the state, they work on behalf of the buyer, not the seller, and their job is to document the condition of the property before you commit to purchase.
South Carolina does not license home inspectors at the state level, which means anyone can call themselves an inspector without formal credentials. This makes it important to understand what you're looking for when you choose an inspector, and what questions to ask before hiring.
Key Takeaways
- Absolute Inspection Service conducts standard residential inspections covering the home's major systems and structural components.
- South Carolina has no state licensing requirement for home inspectors, so you should verify the inspector's training, certifications, and experience before booking.
- A typical inspection takes two to four hours and produces a written report you can use to negotiate repairs or price adjustments with the seller.
- The inspection is ordered by the buyer and protects your interests, not the seller's, so the inspector works for you.
What a standard inspection covers
A residential inspection examines the visible, accessible parts of a home's major systems. This typically includes the roof and attic, foundation and crawl space, exterior walls and grading, windows and doors, interior walls and ceilings, flooring, plumbing supply and drain lines, electrical panel and outlets, heating and cooling systems, and built-in appliances. The inspector walks the property, tests systems where possible, and notes what is working, what is worn, and what needs repair or replacement.
An inspection does not include everything. Inspectors do not typically move insulation to look behind walls, do not test every outlet in the house, do not dig up underground pipes, and do not inspect items that are not present (such as a pool if the property has none). They also do not perform specialized inspections—those are separate services ordered by the buyer if concerns arise, such as radon testing, mold inspection, or pest inspection.
How to prepare for an inspection appointment
Before the inspector arrives, make sure the home is accessible. Unlock gates, clear pathways to the attic and basement, and ensure the electrical panel and water shut-off valve are reachable. If you are the seller, you or your agent should be present or arrange access; if you are the buyer, coordinate with the seller's agent to schedule a time when both parties can attend.
Plan to be present during the inspection. As the buyer, this gives you a chance to ask questions and learn about the home's systems directly from the inspector. The inspection usually takes two to four hours, depending on the home's size and condition. Bring a notebook or use your phone to photograph or record notes on items the inspector flags as concerns.
Understanding the inspection report
After the inspection, Absolute Inspection Service will deliver a written report, usually within 24 hours. The report documents what the inspector observed, organized by system or area of the home. Items are typically categorized by urgency—immediate safety concerns, items that need repair soon, items that are aging and may need replacement in the future, and items that are functioning normally.
Read the report carefully and ask the inspector to clarify anything you do not understand. A report is not a pass-or-fail judgment; it is a factual record of condition. A home with several minor repairs noted is normal. A home with major structural damage, failing systems, or safety hazards is a red flag that warrants further investigation or renegotiation of the purchase price.
Using the inspection report in negotiations
The inspection report is your tool for negotiating with the seller. If the report identifies significant repairs, you have several options: ask the seller to make the repairs before closing, ask the seller to credit you money at closing to cover repairs yourself, or renegotiate the purchase price downward. Some sellers will repair items; others will not. Your real estate agent can advise on what is reasonable to request based on local market conditions and the severity of the issues found.
Keep in mind that the inspection contingency in your purchase contract sets a deadline—usually 7 to 10 days—for you to review the report and decide whether to proceed, ask for repairs, or withdraw from the purchase. Missing this deadline can cost you the right to back out based on inspection findings, so plan to review the report promptly.
Questions to ask before hiring an inspector
Since South Carolina does not license home inspectors, ask potential inspectors about their background. How long have they been inspecting homes? Are they members of a professional organization such as the American Society of Home Inspectors (ASHI) or the National Association of Home Inspectors (NAHI)? Do they carry errors and omissions insurance? What is their inspection process, and how detailed is their report?
Also ask about pricing and what is included. Some inspectors charge a flat fee; others charge by square footage. Some include specialized inspections like radon or termite screening; others do not. Clarify whether the price covers the inspection only or includes the written report, follow-up questions, and any re-inspections if repairs are made.
What happens after the inspection
Once you have the report and have negotiated any repairs or credits with the seller, the inspection phase is complete. If the seller agrees to make repairs, you may want to arrange a final walk-through before closing to verify the work was done. Some buyers also hire the inspector to perform a re-inspection after repairs to confirm the work meets standards.
Keep your inspection report for your records. It serves as a baseline of the home's condition at the time of purchase and can be useful if you need to file an insurance claim or warranty claim later, or if you sell the home yourself and need to disclose its condition to future buyers.
Frequently Asked Questions
Can I use the inspection report to back out of the purchase?
Yes, if your purchase contract includes an inspection contingency and you are within the deadline to respond. If the inspection reveals major problems you are not willing to accept or pay to fix, you can typically withdraw from the purchase and recover your earnest money deposit. Your real estate agent can explain your contract's specific terms.
What if the inspector misses something that shows up after I buy the home?
This is why inspectors carry errors and omissions insurance. If an inspector missed a major defect that was visible and accessible at the time of inspection, you may have a claim against their insurance. Document the problem and contact the inspector in writing. However, inspections do not cover hidden defects or problems that develop after purchase.
Do I need a separate radon or termite inspection?
A standard home inspection does not include radon testing or termite inspection. These are separate services you can order if you want them. Radon is a radioactive gas that requires specialized equipment to detect; termite inspection requires a pest control professional. Ask your inspector or real estate agent for referrals if you want these tests done.
Who pays for the inspection?
The buyer typically pays for the inspection, though the cost is negotiable. In some cases, a seller may offer to pay for the inspection as part of negotiations. The inspection fee is separate from the purchase price and is due to the inspector, not held in escrow.
What if the seller refuses to let the inspector access the home?
The seller is required to allow reasonable access for inspection as part of the purchase contract. If they refuse, this is a breach of contract and grounds for you to withdraw from the purchase. Contact your real estate agent immediately if access is denied.