So congrats, you are under contract and just reached the home inspection phase. This part can feel a little overwhelming, especially when you look at the long list of inspections in the standard Pennsylvania Agreement of Sale.
But here is the good news. In most deals I see, these are the three most common inspections buyers choose. Here is a simple breakdown.
Home or Property and Environmental Inspections
This is the most comprehensive one. It covers the structure, roof, HVAC, plumbing, electrical, appliances, and more. It also includes environmental hazards like mold, asbestos, or underground storage tanks. If you are hiring an inspector, make sure they are certified or part of a recognized inspection association. That ensures it is done properly.
Wood Infestation
This checks for termites or anything that damages wood. A licensed pest inspector will examine all visible and accessible areas. If there is active infestation or signs of past damage, you can request proposals for treatment or repair. These reports need to meet lender and government requirements, especially if you are using a mortgage.
Radon
Radon is a natural gas that comes from the ground. If levels are too high, long term exposure can increase the risk of lung cancer. A certified test will let you know the level in the home. If the reading is 4.0 or above, the EPA recommends mitigation. The solution is usually straightforward and handled by certified professionals.
Remember, inspections are not there to scare you. They are there to give you clarity and help you move forward with confidence.
