Plumbing, HVAC, and Electrical: What a Full‑System Inspection Should Cover

When you work with Greene Home Inspection, whether you’re buying, selling, or managing a property, one of the most valuable services is a full‑system inspection of the major mechanical and electrical infrastructure: plumbing, HVAC (heating, ventilation, air conditioning) and electrical systems. These systems are the lifeblood of a safe, efficient and comfortable building. A thorough inspection ensures you understand the condition of these systems, can plan for repairs or replacements and avoid surprises down the road.

In this article we’ll explore:

• What a full‑system inspection covers (plumbing, HVAC, electrical)
• Why it matters for buyers, sellers and property managers
• Typical issues found in each system
• How the inspection process works with a company like Greene Home Inspection
• What you should ask for and how to interpret your inspection report

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What Does a Full‑System Inspection Include?

When we talk about a “full‑system inspection” we mean a detailed evaluation of the major building systems, beyond a quick visual check. According to the professional standard set by industry organizations, a home inspection should include the condition of the home’s heating system, central air‑conditioning system (temperature permitting), interior plumbing system and the electrical system.

Let’s break down each system and the key components that should be examined.

Plumbing System

A competent inspector will review:

• The main water supply line, visible distribution piping, and any visible polybutylene or outdated piping.
• Fixtures: sinks, toilets, tubs/showers, faucets for operation, leaks or damage.
• Drain, waste and vent system: check trap condition, drainage flow, evidence of backups or blockages.
• Water heater: age, condition, venting, temperature and pressure relief valve.
• Visible evidence of leaks, corrosion, water stains, moisture in crawl spaces, basements or attic.
• Exterior hose bibs or irrigation connections (in a property inspection context).

HVAC System

HVAC covers your heating, cooling and ventilation. A full‑system inspection should include:

• The heating equipment (furnace, boiler) – is it operating, clean, properly vented and maintained?
• The air conditioning system (compressor, condenser, evaporator coils) – does it run and provide cool air when conditions allow?
• Ductwork, vents and registers – any visible damage, restrictions, leaks, insulation.
• Thermostat operation and system responsiveness.
• Safety controls, filters, condensate lines and drainage (for air‑conditioning).
• System age and expected remaining life; any signs of neglect or improper installation.

Electrical System

The electrical system is among the most critical for safety. The inspection should check:

• The main service panel and sub‑panels: condition, labeling, breaker sizing, evidence of overheating or corrosion.
• Wiring methods visible: outdated wiring (e.g., knob‑and‑tube, aluminum), exposed conductors, ungrounded receptacles.
• Outlets, switches and GFCI/AFCI protection (especially in kitchens, bathrooms, exterior).
• Grounding and bonding – is the system properly grounded to minimize shock risk?
• Service capacity, interruptions, visible hazards, adequacy for current demand.

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Why a Full‑System Inspection Matters

For Buyers

If you’re purchasing a property, knowing the condition of plumbing, HVAC and electrical beyond the superficial is critical. These systems often account for large‑scale expenses and can influence your offer, negotiation and long‑term maintenance costs. As one guide noted: a standard home inspection examines these systems to reveal issues before you buy. ([InternAware][2])

For Sellers

For sellers or property managers, a full‑system inspection provides clarity and confidence. You’ll know if any of the major systems need attention, you can present your property more transparently, and address “deal breaker” system issues before they arise in an offer context.

For Property Managers & Owners

If you already own the property, a full‑system inspection is invaluable for preventive maintenance. Early detection of plumbing leaks, failing HVAC components, or electrical hazards means you avoid emergencies, budget for planned replacements and maintain the value and safety of your property.

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Common Issues Found in Each System

Understanding typical problem areas helps you appreciate the value of the inspection.

Plumbing

• Hidden leaks under slab or behind walls leading to mold or structural damage.
• Outdated pipe materials (e.g., polybutylene) that insurers or buyers may reject.
• Water heater nearing end of life, venting issues or T&P (temperature & pressure) issues.
• Slow drains or backups indicating deeper issues in the waste system.

HVAC

• Air‐conditioning units not operating or inefficient due to neglect.
• Furnace venting blocked or safety controls failing (in heating zones).
• Ductwork with leaks, poor insulation, or improper design causing high energy bills.
• Thermostat miscalibration leading to comfort issues and system stress.

Electrical

• Panels overloaded, with double‑tapped breakers or missing labels.
• Outdated wiring (knob‑and‑tube, aluminum) posing safety/fire risk.
• Lack of proper GFCI protection near water sources.
• Insufficient service capacity for modern usage, leading to circuit trips or makeshift fixes.

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How the Inspection Process Works at Greene Home Inspection

When you engage Greene Home Inspection at their address in Dunwoody, GA, here’s what you should expect:

1. Scheduling & Preparation You’ll set an appointment. Access should be provided to the mechanical room, attic, crawlspaces, electrical panel, and water heater.
2. On‑Site Walkthrough & Assessment The inspector performs a visual and operational review of plumbing, HVAC and electrical systems (among other systems) as part of their comprehensive approach.
3. Use of Advanced Tools For example, thermal imaging may be used to detect hot spots in electrical panels, or hidden moisture behind walls indicating plumbing leaks or HVAC duct condensation.
4. Photo Documentation The inspection includes quality color photographs for every item noted. This ensures clarity and transparency in the report—one of the key differentiators of Greene Home Inspection.
5. Detailed Report Delivery You receive a written report outlining findings, categorizing them (immediate safety issues, major defects, maintenance items) and providing recommendations. Interpretation guidance is included so you “understand every item by the time we are finished.”
6. Review with Inspector & Next Steps Usually the inspector will review key findings with you, point out any urgent items, discuss cost‑implications, and help you decide what to address now versus monitor.

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What to Ask For & How to Interpret Your Inspection Report

Here are helpful questions and what to look for when you get your full‑system inspection report:

• Does the report clearly separate immediate safety hazards vs. items to monitor vs. future replacements? e.g., electrical panel with exposed wiring = safety hazard; older water heater = future replacement.
• Are the photographs clear, annotated and linked to specific findings? Good reports include photo documentation that assists your understanding and helps you show realtors/contractors.
• Does the plumbing section list pipe materials, water heater age, leak history, fixture condition?
• Does the HVAC section indicate age, maintenance history (if known), operational functionality, efficiency concerns?
• Does the electrical section indicate service size, panel condition, wiring type, grounding status, hazards?
• Does the report include recommended timelines / approximate costs or next‑steps? While inspectors cannot give precise quotes, having cost guidance or urgency categories helps.
• Does it provide a “condition snapshot” of each system for budgeting and negotiation?

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Sample Table: Full‑System Inspection Key Focus Areas

System	Key Components Inspected	Major Risks / Findings to Watch
Plumbing	Water supply lines, fixtures, drain/waste/vent system, water heater	Hidden leaks, outdated pipes, failing water heater
HVAC	Furnace/boiler, AC unit, ductwork, vents, thermostat	Inefficiency, improper installation, near end‐of‑life
Electrical	Service panel, wiring, outlets/switches, grounding/bonding	Overloaded panel, outdated wiring, safety hazards

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Leveraging the Full-System Inspection for Your Advantage

For Buyers

When you receive your inspection report, use it to:

• Negotiate: major system issues can justify price reductions or seller concessions.
• Budget: plan for short‑term (within 1–3 years) and medium‑term (3–10 years) replacements of plumbing, HVAC or electrical components.
• Ask specific follow‑up: for example, if the HVAC is 15 years old and showing signs of inefficient operation, ask for a specialist evaluation.

For Sellers

Use the inspection proactively by:

• Addressing major defects ahead of listing to improve buyer confidence.
• Disclosing system ages and conditions upfront; this often prevents “surprise” renegotiations.
• Providing the report as part of your listing package to show transparency and build trust.

For Property Managers / Owners

• Schedule periodic inspections (e.g., every 3–5 years) to monitor system health, not just before sale.
• Use findings to plan for replacement budgeting, maintenance scheduling and lifecycle analysis.
• Use the report to communicate with tenants, owners or stakeholders about upcoming system upgrades or risks.

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Closing Thoughts

A full‑system inspection focusing on plumbing, HVAC and electrical systems is arguably one of the highest‑value components of any property inspection. These systems are expensive to replace, critical for safe operation, and often the most vulnerable to hidden wear or malfunction.

By choosing Greene Home Inspection — a provider that covers structural, electrical, HVAC, plumbing systems (among others), provides quality color photos with every inspection, and commits to ensuring the client fully understands every item — you are taking a smart step toward property peace of mind.

Whether you’re buying in Dunwoody, selling a home in Georgia, or managing a property portfolio, ensuring these major systems are inspected comprehensively will help you avoid surprises, budget intelligently and maintain the value and safety of your asset.

If you’d like, I can tailor this article into a PDF or a blog‑ready version complete with visual checklist or downloadable guide. Would you like me to prepare that?