Congratulations! You are officially under contract and have entered the critical home inspection phase. This part can feel overwhelming, especially when you see the long list of options available in the standard Pennsylvania Agreement of Sale.
The good news is that while the list is long, most buyers focus on what truly matters: major structural integrity, immediate health risks, and the long-term cost of ownership.
In most deals I see, these are the three most common and necessary inspections buyers choose to proceed with confidence.
1. The Comprehensive: Home or Property Inspection (The Big One)
This is the most critical and comprehensive inspection. It’s designed to give you a full picture of the house’s overall condition and to identify major, high-cost defects.
| What it Covers | Why it Matters |
| Structure & Foundation | Cracks, bowing, or settling that can be extremely expensive to remedy. |
| Roof | The age, condition, and remaining lifespan of the shingles and flashings. |
| Major Systems | The functionality and condition of the HVAC (heating, ventilation, and air conditioning), electrical, and plumbing systems. |
| Appliances & Interior | A check on built-in systems, visible safety hazards, and general wear and tear. |
Pro Tip: Always ensure your inspector is certified, such as by a recognized national inspection association. This guarantees a standard of professionalism and ensures the report is defensible during negotiations.
2. The Financial Protector: Wood-Destroying Insect (WDI) Inspection
This inspection checks for termites, carpenter ants, and other wood-damaging organisms. It is a vital step in protecting your investment.
- The Check: A licensed pest inspector will examine all visible and accessible areas, including basements, crawl spaces, and the exterior perimeter.
- The Action: If active infestation or signs of past, unaddressed damage are found, you have the grounds to request proposals for treatment or repair.
- Lender Requirement: These reports often need to meet specific lender and government-backed loan (like FHA or VA) requirements, making it a non-negotiable step for many buyers.
3. The Health Check: Radon Test
Radon is an invisible, odorless, natural gas that comes from the ground. It is particularly common in certain Pennsylvania regions.
- The Risk: Long-term exposure to high levels of radon is the second leading cause of lung cancer in the US.
- The Test: A certified test is placed in the lowest livable level of the home for a few days to measure the concentration level.
- The Solution: If the reading is 4.0 pCi/L or above, the EPA recommends mitigation. The solution—a simple ventilation system—is usually straightforward and handled by certified professionals. This is a fixable problem, but knowing the cost allows for negotiation.
The Ultimate Purpose of Inspections
Remember, the inspection process is not there to scare you out of the deal. It is a data-gathering exercise designed to:
- Give You Clarity: Understand exactly what you are buying, including future maintenance needs.
- Provide Leverage: Arm you with facts to negotiate price adjustments or seller-paid repairs for material defects.
- Ensure Confidence: Help you move forward with the purchase, knowing you’ve done your due diligence on the health and safety of your new home.
If you have questions about which inspections are essential for a specific property, or need a recommendation for a trusted inspector, please reach out!
