Home inspection

What a general inspection leaves out

Inspectors do not open walls, move furniture, or dig. Many reports exclude or limit sewer lines beyond the house, wells and septic systems, pools, chimneys' interiors, mold sampling, radon, lead, asbestos, and pests. Those require separate specialists or tests. Read the inspector's pre-inspection agreement so you know what to add.

Specialist checks worth considering

EPA calls radon a naturally occurring radioactive gas that can cause lung cancer, and says testing is the only way to know your level. A short-term radon test during the inspection period is a common addition. For older homes with trees near the sewer line, a camera inspection of the line can reveal roots, breaks or sags. Homes built before 1978 may contain lead-based paint; federal rules give buyers a 10-day opportunity to arrange a lead inspection or risk assessment unless the parties agree otherwise in writing or the buyer waives it. In many regions a wood-destroying insect inspection is standard, and some loans require it.

Reading the report

Reports can run to dozens of pages. Sort findings into three groups: safety issues, such as exposed wiring or missing carbon monoxide alarms; major costs, such as an aging roof, foundation movement, or a failing heating system; and maintenance items you would fix over time. Only the first two usually justify negotiation. Get repair estimates from contractors for anything significant before you ask the seller for money.

Negotiating after the inspection

You can ask the seller to make repairs, give a credit at closing, lower the price, or a combination. Each has trade-offs: seller repairs may be done cheaply, credits can be limited by loan rules, and price cuts lower the loan and the tax base. Put any agreement in writing before the contingency deadline. If the findings change your mind entirely, cancel within the deadline using the method your contract requires.

From report to decision

An inspection report can list dozens of items, most of them routine maintenance. Sort every finding into safety issues, major costs and maintenance, and focus your response on the first two. Get written quotes for anything expensive while your contingency period is still open. Then decide: accept the home, ask for repairs, ask for a credit or a lower price, or cancel. Put your decision in writing before the deadline, using the method your contract requires. The guides on what inspectors check and on the inspection checklist cover each step, and the lead paint guide covers homes built before 1978.

Sewer lines and repair requests

Two newer guides in this file cover steps buyers often skip. The sewer scope guide explains why the private sewer lateral, the buried pipe from the house to the public main, is usually the owner's responsibility in many cities, and how a camera inspection finds roots, cracks, offset joints and collapses before you commit. It is most useful for older homes, homes with large trees near the line and homes with slow drains. The repair request guide shows how to turn a long report into a short, focused list: safety hazards first, then major systems and anything the lender or appraiser requires. It compares seller repairs, closing cost credits and price reductions, explains how loan programs cap seller contributions, and covers lead-safe work rules for painted surfaces in homes built before 1978. Both guides tie back to your inspection contingency deadline, so read them before the inspector arrives rather than after the report lands.

Who is licensed for what

The specialist list depends on who your state allows to look at what. In Texas, for example, TREC's Standards of Practice describe a visual inspection, and inspectors are not required to inspect anything buried, hidden or concealed, such as underground drainage. Anyone reporting on wood-destroying insects needs a license from the Structural Pest Control Service of the Texas Department of Agriculture. Mold assessments fall under a separate state license.

Other states divide this work differently, and some do not license inspectors at all. Before the option or contingency period starts, ask your general inspector which items they cannot report on and who can. Then book any specialist visits together so results arrive before your deadline. The EPA's termite page lists signs to look for and notes that firms offering termite services must be licensed by your state, so ask to see the license.

How to use this file

Start with the lead paint guide if your target home was built before 1978; it explains the federal disclosure rules and the 10-day window with a deadline calculator. Then use the inspection checklist, the radon and sewer guides, and the repair negotiation guides as your inspection period approaches.