Gwinnett County home inspections
Home inspections in Gwinnett County
Buying a Gwinnett home from the ’80s, ’90s or 2000s? I’m based in Flowery Branch, about 20 minutes up I-985 from Buford, and I inspect homes all over Gwinnett, from Suwanee to Lawrenceville. I do every inspection myself, and I’ll tell you what’s normal for the home’s age and what isn’t.
Prefer to call? (678) 941‑6781
Gwinnett’s homes
Built in the ’80s, ’90s and 2000s, and updated since.
Gwinnett has been one of the fastest-growing counties in the country since the 1970s, and the county’s own housing study counts roughly seven in ten of its homes as built in the 1980s, 1990s or 2000s. That matches what I see: a lot of houses built from the 1980s through the 2000s.
Plenty of them have been updated since: new kitchens, finished basements, fresh paint and flooring. A showing is mostly about those finishes. I can’t see inside the walls, but I look hard at the places that tell the real story: the electrical panel, the attic, the basement or crawl space, and the plumbing and mechanical equipment I can reach.
“I am buying a older home that has been completely renovated and George was able to find deficiencies that I would of never expected.”
Ray Clark · Google review · Buying a renovated older home Read the reviews on Google
Buford
Buford, on both sides of the county line.
Buford sits right on the Gwinnett–Hall county line: most of the city is in Gwinnett and a smaller part is in Hall, and I cover both sides. It’s also the part of Gwinnett closest to me. Near the south end of Lake Lanier, some Buford homes come with a sloping lot, a retaining wall or a dock to think about. What I check on lake homes →
Lawrenceville
Lawrenceville, from the old square to the ’80s subdivisions.
Lawrenceville, the county seat, grew up around a town square that’s still the heart of downtown. Beyond it, much of the housing dates from the ’80s and ’90s, as it does across Gwinnett. With a house that age, I read the floors, doors and cracks together, and I look hard at the electrical panel (more on both below).
Suwanee
Suwanee, subdivisions and townhomes.
Suwanee mixes established subdivisions with townhome communities such as Suwanee Station. In a townhome, I inspect the home the same way. Some shared parts, like the roof, exterior and grounds, may be the association’s responsibility, and that varies from one community to the next. So read my findings next to the association’s documents to see which repairs would be yours. Buying a newly built townhome? See new construction inspections.
The electrical panel
Older panels get a close look.
The electrical panel is one of the places I look hardest in older Gwinnett homes. The InterNACHI Standards of Practice I follow don’t require removing the panel cover. I do it whenever it’s safe, because the inside of the panel is where a lot of problems hide.
In older panels, I’ve found wiring with signs of overheating, the kind of thing a beautiful remodel in the rest of the house won’t tell you about. When I find something like that, it goes in the report with photos, marked by how serious it is, and I recommend a licensed electrician take it from there.
Floors & settling
An uneven floor isn’t automatically bad news.
Uneven floors are common in older Gwinnett homes, and I’m careful not to overreact. You can’t buy a 1980 home and expect that it hasn’t settled or moved, or that it’s perfect like a brand-new home. Brand-new homes aren’t perfect either.
Typical doesn’t mean it’s okay, though. There’s a limit. So I read the floor together with the rest of the house. Do the doors and windows open and close the way they should? Is there cracking in the walls or ceilings? Put together, those clues tell me whether it’s ordinary aging or movement that deserves a structural engineer’s evaluation, and I’ll tell you which.
“George is methodical and insistent on being transparent when hired to do inspections for possible older homes during my families homebuying journey.”
Nivin Kurien · Google review · Home buyer Read the reviews on Google
Radon, sewer & septic
Radon, sewer and septic in Gwinnett.
- Radon: Gwinnett is one of only four Georgia counties in EPA’s highest radon zone, Zone 1. EPA recommends testing every home anyway, and the monitor needs at least 48 hours, so add it when you schedule. Radon testing →
- Septic: by the county’s estimate, about 30% of Gwinnett residents use septic systems, so ask the seller which the house has. A septic system needs its own evaluation by a septic professional.
- Sewer: on public sewer, the owner maintains the private line out to the edge of the right-of-way. A sewer scope puts a camera inside it, with video and written findings.
Building new in Gwinnett? See new construction inspections.
Questions
Gwinnett County questions.
Which Gwinnett cities do you cover?
All of them, from Buford, Suwanee and Sugar Hill to Lawrenceville, Duluth, Lilburn and Snellville. Search the full list →
The house was just renovated. Do I still need an inspection?
Yes, maybe more than ever. A remodel shows you the new finishes. It doesn’t tell you what’s going on in the panel, the attic or under the house.
Do you cover Braselton and Dacula too?
Yes. Braselton reaches into Gwinnett, and I cover it and Hoschton on their own page. Dacula is on the Gwinnett list.
I’m near Flowery Branch. Is that different?
That’s my home base. See Flowery Branch & South Hall.
What happens on inspection day?
Most inspections take two to four hours. Come for the end if you can, and I’ll walk you through what I found. Your photo report follows within 24 hours. What to expect →
Next step
When do you need your inspection?
Eyes open, not fingers crossed. — George
What happens next
Tell me the property address and when you need the inspection.
I confirm the date, time and price with you.
I inspect the home myself. If you can join me at the end, I’ll walk you through what I found.
I send your home inspection report, with photos, within 24 hours of the inspection. Questions afterward? Text me.
You’ll know the price before you sign anything.