Most buyers know they can get a home inspection. Fewer understand exactly how the inspection process works in a real estate transaction, what different inspections actually cover, or what happens after the reports come back. Here's a plain-English breakdown.
How the Inspection Period Works
When a buyer submits an offer, they specify which inspections they intend to conduct. Once a home goes under contract, a defined inspection period begins — in Pennsylvania, this is typically written directly into the agreement of sale.
That period has three parts. The first is the window for physical inspections to actually take place. This is also the period during which reports must be completed and the buyer's written reply to those reports must be delivered to the seller. The second part is the negotiation period — a defined window of time in which buyer and seller work through any issues raised in the reports, whether that means repairs, credits, or price adjustments. Some contracts include a short third period as a backstop in the event a seller fails to respond during the negotiation window.
If a report comes back without major findings for the inspections a buyer elected, that's a good outcome. But it only speaks to what was inspected. A "clean" report doesn't mean the home has no issues — it means no significant issues were discovered in the scope of the inspections that were ordered.
There Are Many Types of Inspections
This is an important point that often gets glossed over: there's no single inspection that covers everything. Buyers choose which inspections to include in their offer, and those choices have real consequences. Below are some of the most common ones, but this is not an exhaustive list. The right combination depends on the property, its systems, and its location.
The General Home Inspection
A licensed inspector walks the property for two to four hours and produces a written report covering the visible, accessible systems and components: roof, structure, foundation, electrical, plumbing, HVAC, windows, doors, and more. Companies like US Inspect and Pillar To Post are among the larger providers operating in the Philadelphia area.
The key word is "visible." A general inspector is reporting on what they can observe and access on the day of the inspection. They're not opening walls or pulling up flooring. That doesn't mean deeper investigation is off the table. Specific inspections like a sewer scope, radon test, or pest inspection are handled by qualified specialists in those areas; a plumber running a camera, a pest control professional, or a lab analyzing a radon sample. Many inspection companies, including US Inspect and Pillar To Post, coordinate these additional inspections as part of the scheduling process, even when the work itself is performed by or sent to a specialist. According to Gitnux's home inspection industry data, 86% of home inspections find at least one issue that needs attention. Buyers who conduct inspections save an average of $14,000 on the final price.
Wood Destroying Insect Inspection (WDI)
In Pennsylvania, most agreements of sale include a wood destroying insect inspection, sometimes called a termite inspection. A licensed pest inspector looks for evidence of termites, carpenter ants, carpenter bees, and other insects that damage wood. This is a separate report from the general inspection and is typically ordered at the same time.
The WDI report doesn't just flag active infestations. It also notes visible prior damage and conditions conducive to infestation, like wood-to-soil contact or moisture near the foundation. In older homes across Mt. Airy, Chestnut Hill, and much of Montgomery County, it's not uncommon for a WDI report to turn up evidence of past termite activity. That finding alone isn't necessarily cause for alarm. If the infestation was properly treated and the damaged wood was repaired, there's often no ongoing concern. What matters is understanding the history. Whether treatment records exist, whether repairs were made, and whether there's any active activity today. Your inspector and pest professional can help you read the report in that context.
Radon Testing
Radon is a naturally occurring radioactive gas present in the environment everywhere. You're breathing trace amounts of it right now. The concern in homes is concentration. Radon can seep in through foundation cracks and soil contact and build up to levels that pose a long-term health risk, particularly in lower levels of the home. Pennsylvania has elevated radon levels in many areas, and the EPA recommends taking action if indoor levels reach 4 pCi/L or higher.
A radon test is inexpensive and runs concurrently with the inspection period. A small canister or electronic monitor is placed in the lowest livable level of the home for 48 hours and then sent to a lab for analysis. If levels come back elevated, mitigation systems can be installed. Typically a sub-slab depressurization system that vents radon out of the home before it accumulates. Basically, a hold is punched through the basement floor and pipe is installed with a fan sucking air up from below the concrete slab and vents it to the exterior of the home. These systems are effective and not particularly disruptive to install. I always recommend testing, especially in homes with finished basements or below-grade living space.
Sewer Lateral and On-Lot Septic Inspections
This is where buyers sometimes get caught off guard, especially in older city homes or suburban properties in parts of Montgomery County.
A sewer scope sends a camera through the underground pipe connecting the house to the municipal sewer line. That pipe is not covered by a general inspection. In older Roxborough and Germantown homes, you may find original clay or cast iron laterals that are cracked, root-invaded, or partially collapsed. A camera scope runs a few hundred dollars and can save a buyer from a very expensive surprise after closing. Consumer demand for sewer scopes has roughly doubled over the past five years, which tracks with what I see in transactions.
If the property uses a private septic system rather than public sewer, a separate on-lot septic inspection covers the tank, distribution box, and drainfield. This comes up more in parts of Montgomery County where public sewer isn't on every street. A failing septic system is a major repair that a general inspector won't catch.
Pre-Listing Inspections: A Note for Sellers
Buyers aren't the only ones who benefit from inspections. A pre-listing inspection, ordered by the seller before going to market, gives sellers a chance to identify issues in advance, address them on their own timeline, and go to market with fewer surprises during negotiations. Only about 10% of sellers currently use this option, which means those who do tend to enter the process with more confidence and fewer last-minute complications.
What About Waiving Inspections?
In competitive markets, some buyers waive their inspection contingency to make their offer more attractive to sellers. During the 2021 housing boom, nearly 20% of buyers made offers without inspection contingencies. It's a legitimate strategy, but at the cost of putting the buyer in a potentially risky position.
A middle-ground option that some buyers use in competitive situations is a walk-and-talk inspection. Rather than a formal written report tied to a contract contingency, a licensed inspector walks the property with the buyer verbally, sharing observations in real time. No report is generated. US Inspect offers this as a "Walk & Talk" consultation in the Philadelphia market, designed specifically for pre-offer situations or waived-contingency scenarios. Not every inspection company offers this format, so it's worth asking if it's something you want to pursue.
One important note: a walk-and-talk typically happens before you're under contract, which means you'll need the seller's cooperation to get access. Talk to your agent first. They'll coordinate with the listing agent to confirm the seller is willing to allow it before you book anything.
A walk-and-talk is not a substitute for a full inspection. But going in with a professional's eyes on the property is considerably better than going in without them.
Start With the Right Conversation
If you're buying in Philadelphia or Montgomery County, which inspections make sense depends heavily on the specific property. That's a conversation worth having before you submit an offer, not after you're already under contract. Reach out and we can work through it together.
Henry is a Philadelphia-based REALTOR® serving buyers and sellers in Northwest Philadelphia and Montgomery County, PA. Questions? Get in touch.
