What to Expect From a Ketterman & Associates Home Inspection

Ketterman & Associates handles the inspection itself, not the buying or selling

Ketterman & Associates Home Inspections is a South Carolina-based inspection company that examines residential properties for structural, mechanical, and safety issues. They do not represent buyers or sellers, negotiate contracts, or handle transactions—they observe the property and report what they find. The inspection itself typically takes two to three hours, depending on the home's size and age.

The company operates across South Carolina and serves clients who are purchasing homes, refinancing, or simply want to understand their property's condition. Their inspectors look at foundations, roofing, electrical systems, plumbing, HVAC equipment, and interior components like appliances and windows. They document problems, note areas of concern, and photograph conditions so you have a record to reference later.

Key Takeaways

• Ketterman & Associates inspects the physical condition of a home but does not make the decision to buy or pass on a property—that choice remains yours.
• The inspection report includes photographs and descriptions of what the inspector observed, which you can share with contractors or use to negotiate repairs.
• You should be present during the inspection so you can ask questions and see problem areas firsthand.
• The cost of an inspection varies by property size and location within South Carolina, so contact the company directly for a quote.

What the inspection covers

A standard Ketterman & Associates inspection examines the major systems and structures that affect a home's safety and livability. This includes the foundation and basement (or crawl space), exterior walls and roof, windows and doors, interior walls and ceilings, kitchen and bathroom fixtures, electrical panel and wiring, water heater, HVAC system, and any built-in appliances. The inspector also checks for signs of water damage, pest activity, mold, and structural movement.

The report will note items that are functioning normally, items that need repair or replacement soon, and items that pose immediate safety concerns. Some inspectors also offer optional add-on inspections—such as radon testing, mold sampling, or septic system evaluation—which you can request when you schedule. These extras cost more but give you a fuller picture if you have specific concerns about the property.

How to schedule and what to bring

Contact Ketterman & Associates directly to schedule an inspection. You will need to provide the property address, the approximate age and square footage of the home, and your preferred inspection date. The company will confirm availability and provide you with a cost estimate based on those details. Payment is typically due at the time of the inspection, though you should confirm their payment methods when you book.

Plan to be present during the entire inspection so you can walk through with the inspector, ask questions about what they observe, and understand the condition of systems you will be responsible for maintaining. Bring a notepad or use your phone to jot down questions that come up. If you are purchasing the home, you may also want to bring a contractor or trusted handyperson to get a second opinion on major repairs the inspector identifies.

Reading and using the inspection report

After the inspection, Ketterman & Associates will provide you with a written report, usually within 24 to 48 hours. The report is organized by system or area of the home and includes photographs of problem areas, descriptions of what the inspector found, and notes on the severity of any issues. Some reports use a rating system (such as "good," "fair," or "poor") to help you quickly identify which systems need attention.

Use the report to understand what repairs or replacements may be needed in the near term and what you can plan for later. If you are buying the home, you can share the report with your real estate agent or attorney to inform negotiations with the seller. If you are refinancing or simply maintaining your current home, the report helps you prioritize which repairs to tackle first and budget for upcoming expenses. Keep the report in your files for reference when you hire contractors or file insurance claims.

When to schedule an inspection

If you are purchasing a home, schedule the inspection as soon as your offer is accepted and you have entered the due diligence period. Most purchase contracts in South Carolina allow 7 to 10 days for inspections, so book early to ensure the inspector can accommodate your timeline. Scheduling within the first few days of your contract period gives you time to review the report, request repairs or credits from the seller, and renegotiate if major issues emerge.

If you are refinancing, your lender may require an inspection or appraisal, though not always. Check with your lender to see whether an inspection is mandatory. If you own the home and simply want a routine check-up, you can schedule an inspection at any time—many homeowners do this every few years or before selling to understand what buyers will see.

What happens if the inspection finds major problems

If the inspection uncovers significant issues—such as foundation cracks, roof leaks, electrical hazards, or failing HVAC systems—you have several options. If you are buying, you can request that the seller repair the items before closing, offer a credit toward the purchase price so you can hire your own contractor, or renegotiate the sale price. Your real estate agent or attorney can help you decide which approach makes sense based on the cost of repairs and the local market.

If you are the current owner, the report helps you plan repairs and budget for them. You do not have to fix everything at once; the inspection simply tells you what needs attention and how urgent each item is. Some repairs (like a failing roof or electrical hazards) should be addressed quickly, while others (like cosmetic updates or aging appliances) can wait. Prioritize based on safety, then on systems that affect the home's value or your daily comfort.

Frequently Asked Questions

Can I get an inspection report before I make an offer on a home?

Some sellers provide a pre-listing inspection report to potential buyers, but this is not standard in South Carolina. If you want an inspection before making an offer, you can hire one at your own expense, though the seller is not obligated to allow access. Most buyers schedule inspections after an offer is accepted, when they have a contractual right to enter the property.

What if I disagree with the inspector's findings?

You can hire a second inspector to review specific concerns, or you can bring in a specialist (such as a structural engineer or electrician) to evaluate a particular system. If you are in a purchase dispute, your real estate agent or attorney can help you decide whether a second opinion is worth the cost. Keep in mind that inspectors document what they observe; if two inspectors disagree, the difference usually reflects how they interpret the same evidence.

Does the inspection report affect my homeowner's insurance or mortgage?

The inspection report is for your information and does not automatically go to your insurance company or lender unless you share it. However, if the inspection reveals safety hazards (such as electrical problems or a failing roof), your insurance company may require repairs before they will issue a policy. Your lender may also require certain repairs before they will fund the loan, depending on their underwriting standards.

How much does a Ketterman & Associates inspection cost?

Inspection costs vary based on the home's size, age, and location within South Carolina. Contact the company directly for a quote specific to your property. Typical inspections in the state range from a few hundred to over a thousand dollars, but Ketterman & Associates will provide an estimate before you commit.

Can I use the inspection report when I sell my home?

Yes. If you have a recent inspection report, you can share it with potential buyers to show the home's condition and build confidence in your asking price. Some sellers provide inspection reports as part of their listing to speed up the buying process and reduce the chance that a buyer's inspection will uncover surprises that derail the sale.