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Which inspections does this home need?

A general inspection is usually where you start, not where you stop. Answer a few questions about the home and see which specialists and tests it may call for, who does each one, roughly what it costs, and when to book it. Then talk the list through with your agent: they know what is usual where you are buying.

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How to use the list

  • Book everything marked book it on day 1 of your due diligence period: good inspectors fill up, and some tests need lab results. Step 6: Due diligence has the day-by-day plan.
  • You pay for every inspection and test up front, even if you walk away. It is the cheapest insurance in the whole purchase: one missed problem with the roof or the sewer line costs far more.
  • Take the findings and a written quote for each fix to the seller as one request for a credit at closing. Step 7: Negotiating repairs shows how to word it.
  • The inspector can send you to more specialists than this list. When they flag something, that is the one to book.

Every check, when it's worth it, and what it usually costs

CheckWhen it's worth itTypical cost
General home inspectionAlways: where every purchase usually starts.Often about $300 to $600
Radon testAny home, especially with a basement or crawlspace. The only way to know the level is to test.Often $150 to $300; a do-it-yourself kit less
Sewer scopeOlder homes, big trees near the line, or slow drains.Often $125 to $500
Septic inspectionHomes on a septic system rather than city sewer.Often $300 to $650
Well water testHomes on a well rather than city water.Often $100 to $350; $250 to $550 with a well inspection
Termite and pest inspectionWhere termites are common, or when your lender asks for a termite letter.Often $75 to $325; some inspect free
Lead paint testHomes built before 1978, especially with peeling paint or a renovation planned.Often $250 to $450
Asbestos testDamaged older materials, or a remodel planned in a home built before the 1980s.Often $250 to $850
Mold checkOnly where there are signs of water, mold or a musty smell.Often $300 to $700
Structural engineerCracks, doors that stick, sloping floors, a home on a slope, or when the inspector flags the structure.Often $350 to $900
RooferA roof that looks old or damaged, or that the inspector flags.Often $125 to $350
Heating and cooling specialistSystems past about 15 years, or when the inspector flags them.Often $100 to $400
ElectricianA fuse box or older panel, too few outlets, or when the inspector flags the wiring.Often $100 to $350
Chimney inspectionAny fireplace or wood stove: a general inspection usually does not look inside the flue.Often $200 to $500
Pool or spa inspectionAny pool or spa.Often $200 to $500
Property surveyWhen you plan a fence or an addition, the lot lines are unclear, or your lender or title company requires one.Often $375 to $750

Cost ranges are typical national figures from published cost guides, rounded. Prices vary by area, by the home and by what you ask for, so get quotes. Repairs the checks turn up cost far more than the checks.

Then turn every finding into one ask

Each check gives you a finding and, where something is wrong, a written quote. Together they are your case for a credit at closing: one request, every item backed by the inspector's or specialist's own words and a price. BuyWise reads the inspection, the tests and the seller's disclosure for the home you're buying and writes that request for you. See it on a real home, or start a free report.

Work out when your due diligence ends with the deadline calculator, and print the questions to ask your inspector.

infoGeneral information from public guidance. Rules and contracts differ by state, and your own contract decides: read it, and ask your agent or closing agent about anything that matters. Not legal or financial advice.

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