What to Know About Mitchell Charles Home Inspections in South Carolina
Mitchell Charles offers residential home inspections across South Carolina
Mitchell Charles is a home inspection company operating in South Carolina that conducts pre-purchase inspections, pest inspections, and other property evaluations for homebuyers and sellers. Like other inspectors in the state, Mitchell Charles inspectors examine structural components, systems, and conditions to document what you're buying or selling.
South Carolina does not require home inspectors to be licensed, so the inspection industry here operates without state certification standards. This means you'll want to research any inspector's background, training, and experience before hiring them — whether that's Mitchell Charles or another company.
Key Takeaways
- Mitchell Charles conducts residential inspections including pre-purchase evaluations and pest assessments for properties across South Carolina.
- South Carolina has no state licensing requirement for home inspectors, so verifying an inspector's credentials and experience is your responsibility.
- A typical home inspection report documents the condition of structural elements, roofing, plumbing, electrical systems, and other major components.
- You can request an inspection contingency in your purchase agreement, which gives you time to review the report before committing to the sale.
What a residential inspection typically covers
A home inspection examines the major systems and structures of a property. This usually includes the roof, foundation, walls, windows, doors, plumbing, electrical systems, heating and cooling equipment, and interior conditions like floors and ceilings. The inspector walks through the property, tests systems where possible, and documents what they find.
The inspection report lists what is working, what needs repair, and what poses safety concerns. Some inspectors note items that are simply aging or cosmetic; others focus only on significant defects. Ask any inspector — including Mitchell Charles — what their report will include before you hire them, so you know what to expect.
How to use an inspection in your home purchase
If you're buying a home, you can include an inspection contingency in your offer. This clause gives you a set number of days (often 7 to 10) to have the property inspected and review the report. If the inspection reveals problems you want addressed, you can negotiate with the seller to repair them, lower the price, or walk away from the deal.
Without an inspection contingency, you have no contractual right to back out based on what the inspection finds. In South Carolina, many sellers expect buyers to include this protection, especially for older homes. Review your purchase agreement carefully and discuss the contingency period with your real estate agent before making an offer.
Choosing an inspector and what to ask
Since South Carolina does not license home inspectors, you'll want to ask potential inspectors about their training, how many inspections they've completed, and whether they carry errors and omissions insurance. Some inspectors belong to professional organizations like the American Society of Home Inspectors (ASHI) or the National Association of Home Inspectors (NAHI), which have their own standards and codes of conduct.
Ask whether the inspector will be present during the inspection (you should attend too, so you can ask questions and see issues firsthand), how long the inspection typically takes, and when you'll receive the report. Request a sample report if possible, so you can see how detailed and clear their documentation is. Price varies by property size and location, so get quotes from more than one inspector.
Pest and termite inspections
Many home sales in South Carolina include a separate pest inspection, often required by lenders. This focuses on wood-destroying insects like termites, carpenter ants, and wood-boring beetles. A pest inspector looks for active infestations, damage, and conditions that attract pests — like moisture problems or wood-to-soil contact.
Pest inspections are sometimes handled by the same company as the general home inspection, and sometimes by a separate pest control or termite company. Ask whether Mitchell Charles offers pest inspections or can recommend a pest inspector if you need one. The pest report is typically separate from the general inspection report and may have its own contingency period in your purchase agreement.
What happens after the inspection
Once you receive the inspection report, you have time to review it — usually the number of days specified in your contingency clause. If you find issues you want addressed, you can ask the seller to repair them, credit you money at closing, or negotiate a price reduction. The seller can agree, refuse, or make a counteroffer.
If you and the seller cannot agree on repairs or credits, you can typically walk away from the purchase without penalty, provided you do so within the contingency period. If you decide to move forward despite problems found in the inspection, you're accepting the property in its current condition. Keep the inspection report for your records — it's useful for planning future repairs and understanding the home's condition when you bought it.
Frequently Asked Questions
Do I have to use the inspector my real estate agent recommends?
No. Your agent may suggest inspectors they've worked with, but you can hire any inspector you choose. It's your inspection and your money, so pick someone you trust. Ask your agent for multiple names rather than just one, so you have options to compare.
Can I be present during the inspection?
Yes, and you should be. Attending lets you ask the inspector questions, see problems firsthand, and understand the report better later. Most inspectors expect the buyer to be there. Confirm this when you schedule the inspection.
What if the inspection finds major problems?
You can negotiate with the seller to repair them, credit you money at closing, or lower the price. If you can't reach an agreement and you're within your contingency period, you can walk away from the purchase. If you're past the contingency period, you're responsible for any repairs.
How long does a home inspection take?
Most inspections take two to four hours, depending on the home's size, age, and condition. Older or larger homes typically take longer. Ask the inspector for an estimate when you schedule.
Is a home inspection the same as an appraisal?
No. An appraisal estimates the home's market value for your lender; an inspection documents its condition and identifies problems. Your lender requires an appraisal; an inspection is your choice as the buyer, though it's strongly recommended.