What Inspections to Get When Buying a House (And What Each One Covers)
What Inspections to Get When Buying a House (And What Each One Covers)
First-time buyers often assume that "the home inspection" is a single, comprehensive event that tells them everything they need to know about a property. In reality, the standard home inspection is a generalist service — a broad visual assessment of the most accessible systems and components. It's essential, but it has defined limits.
Depending on the property's age, location, and what the general inspection surfaces, there are several additional specialty inspections that can reveal issues the standard inspection either cannot or is not designed to address. Ordering the right ones for your situation could save you tens of thousands of dollars in post-closing surprises.
This guide explains what the standard inspection covers, where its boundaries are, and which specialty inspections are worth ordering — and when.
What Is Covered in a Standard Home Inspection
A standard home inspection is a non-invasive, visual assessment of the property's major systems and components. In the US and Canada, inspectors certified through ASHI (American Society of Home Inspectors) or InterNACHI follow defined Standards of Practice that specify what must be inspected and how findings must be reported.
A standard inspection covers:
Exterior and site:
- Grading and drainage around the foundation
- Siding, trim, and cladding condition
- Driveway, walkways, and steps
- Attached garages and outbuildings
Roofing:
- Visible shingle, tile, or metal roofing condition
- Flashings at chimneys, valleys, and penetrations
- Gutters and downspouts
- Visible portions of the roof structure from the attic
Foundation and structure:
- Accessible foundation walls (basement or crawlspace)
- Visible structural framing
- Evidence of moisture intrusion or settlement
Electrical system:
- Main service panel (amperage, breaker condition, wiring type)
- Visible branch wiring
- Outlet operation and GFCI protection in required locations
- Smoke and CO detector presence
Plumbing:
- Visible supply and drain piping
- Water heater condition and age
- Fixture operation (faucets, toilets, showers)
- Water pressure
HVAC:
- Heating and cooling equipment age and operation
- Ductwork condition in accessible areas
- Thermostat function
Interior:
- Ceilings, walls, and floors in all rooms
- Windows and doors (operation and seals)
- Stairs and railings
- Attic (insulation, ventilation, visible sheathing condition)
A standard inspection takes 2 to 4 hours for a typical single-family home and costs between $350 and $700 depending on the property size and location. In Australia, expect $450 to $800 AUD. In the UK, the equivalent is the RICS Level 2 HomeBuyer Report, which runs £400 to £1,000.
What a Standard Inspection Does NOT Cover
Understanding the limits of a standard inspection is just as important as understanding what it includes. Standard inspections explicitly exclude:
- Underground systems (sewer lines, oil tanks, underground plumbing)
- Behind walls, under flooring, or above concealed ceilings
- Environmental hazards (radon, asbestos, mold spore counts, lead paint)
- Wood-destroying insects and organisms (in most US states)
- Pool and spa systems (often a separate add-on or excluded)
- Chimneys and fireplaces beyond the visible firebox
- Septic systems
- Outbuildings beyond a basic visual
When an inspector encounters a crack in a wall, moisture on a surface, or a suspect material, they can note it and recommend further evaluation — but they cannot open walls to investigate or provide specialist-level diagnosis. That's where specialty inspections come in.
The Specialty Inspections Worth Considering
1. Sewer Scope Inspection
What it covers: A camera is inserted into the sewer cleanout and run through the underground sewer line from the house to the municipal connection. The video reveals pipe condition, root intrusion, offset joints, collapsed sections, and material type.
Cost: $250 to $500 USD. Similar ranges in Canada; £150 to £350 in the UK.
When to order it: For any home over 40 years old. Sewer lines made of cast iron, clay tile, or Orangeburg (bituminous fiber, common in post-war homes) deteriorate significantly over time. Repairing a collapsed sewer line under a driveway or public sidewalk costs $10,000 to $25,000. The camera inspection costs $300 and takes 30 minutes.
Verdict: One of the highest-value add-ons available. Order it for any pre-1980 home without question.
2. Radon Testing
What it covers: Radon is a naturally occurring radioactive gas produced by uranium decay in soil and rock. It is colorless, odorless, and the second leading cause of lung cancer in the US after smoking. Testing measures the concentration level in the lowest habitable area of the home.
Cost: $150 to $300 for a professional test; $15 to $30 for a DIY charcoal canister (mailed to a lab). The EPA action level is 4 picocuries per liter (pCi/L). If levels exceed this, mitigation systems cost $800 to $2,500 to install.
When to order it: In high-risk areas (the US Midwest, Appalachia, and Northeast; much of Canada), radon testing should be considered standard practice. The EPA radon zone map is a useful starting point. Radon is also a concern in the UK, particularly in Devon, Cornwall, and parts of the Midlands.
Verdict: Inexpensive relative to the health stakes. Standard practice in high-risk zones; worth considering everywhere.
3. Termite and Wood-Destroying Organism Inspection
What it covers: A licensed pest control inspector examines the structure for evidence of termites, carpenter ants, wood-boring beetles, and fungal wood rot. They inspect accessible wood framing, crawlspaces, and exterior wood elements.
Cost: $75 to $150 for the inspection; treatment and structural repair costs vary widely.
When to order it: In the US, this inspection is required by lenders for FHA and VA loans regardless of geography. In Southern states, it should be considered mandatory. In Australia, a combined "Building and Pest" inspection is effectively required — termites cause more structural damage to Australian homes than fires, floods, and storms combined, and they are explicitly excluded from standard building inspections.
Verdict: Essential in the US South, Southeast, and all of Australia. The inspection cost is minimal; missing an active infestation is not.
4. Mold Testing
What it covers: Air sampling and/or surface swab tests to identify mold species and spore concentrations. Distinct from the inspector noting "conditions conducive to mold" in a standard report.
Cost: $300 to $600 for a professional assessment including lab analysis.
When to order it: When the standard inspection reveals visible mold growth, persistent musty odors, or evidence of significant water intrusion (past roof leaks, basement flooding history, moisture-damaged materials). Also worth ordering in properties where previous water damage has been remediated, to confirm the remediation was effective.
Verdict: Not a routine add-on for every house, but essential when the standard inspection raises moisture red flags. Any mold growth indicates a moisture problem that must be solved at its source, not just the mold itself.
5. Chimney Inspection
What it covers: A Level 2 chimney inspection (NFPA 211 standard) includes a video scan of the flue interior, examination of the firebox and liner, and assessment of the crown, cap, and exterior masonry. A standard home inspector can only examine what's visible from the firebox opening.
Cost: $150 to $500 depending on the number of flues and method.
When to order it: For any home with a wood-burning fireplace or any fireplace that shows signs of heavy use or deferred maintenance. Common findings include cracked or missing flue liners (a fire hazard) and damaged crowns that allow water into the masonry.
Verdict: Mandatory if you plan to use the fireplace. A cracked liner is an immediate safety issue.
6. Structural Engineer Assessment
What it covers: A licensed structural or civil engineer evaluates specific structural findings from the general inspection — typically foundation cracks, visible framing problems, or unusual floor deflection. Unlike the home inspector, the engineer can provide a professional opinion on whether the issue is stable, progressing, and what the repair scope is.
Cost: $500 to $1,500 for a single-purpose assessment.
When to order it: Whenever the general inspector notes "recommend further evaluation by a structural engineer." That language in a report is not a hedge — it means the inspector found something they can't resolve with a visual assessment and you need qualified analysis before proceeding.
Verdict: Not routine, but non-negotiable when flagged. The engineering fee is negligible compared to the potential cost of foundation repair ($10,000 to $50,000+).
7. Oil Tank Inspection
What it covers: Scanning for buried oil storage tanks (common in Northeast US and parts of Canada and the UK for homes that used fuel oil heating). Underground tanks corrode and leak, contaminating soil and triggering environmental remediation requirements.
Cost: $100 to $400 for ground-penetrating radar or electromagnetic scanning; soil testing if a tank is found adds to that.
When to order it: Any home in a region where oil heating was historically common, built before 1990, where there is a visible fill or vent pipe but no active oil system — or where the current heating system appears to have been converted from oil.
Verdict: The potential liability of a leaking underground tank — environmental remediation can reach $50,000 to $100,000 — makes this inexpensive scan worth ordering for at-risk properties.
8. Pool and Spa Inspection
What it covers: Structural condition of the pool shell, equipment (pump, filter, heater), safety barriers (required fencing and self-closing gates), and electrical components near water.
Cost: $100 to $300.
When to order it: Any property with a pool or spa. Standard inspectors either exclude pools entirely or give them only a cursory visual. Pool and spa issues — cracked shells, failing equipment, non-compliant safety barriers — add up fast.
Verdict: Any property with a pool warrants a pool-specific inspection.
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How to Decide What to Order
The practical approach is layered: start with the standard inspection, then order specialty inspections based on what it reveals and the property's characteristics.
| Property Characteristic | Specialty Inspection to Add |
|---|---|
| Home over 40 years old | Sewer scope |
| Any fireplace | Level 2 chimney |
| High-risk radon zone | Radon test |
| Southern US, Australia | Termite/pest |
| Visible moisture, musty smell | Mold testing |
| Foundation cracks, floor bounce | Structural engineer |
| Northeast US, old oil heat | Underground tank scan |
| Pool or spa on property | Pool/spa inspection |
Inspection contingencies typically give you 7 to 10 days to complete inspections and respond. Order specialty inspections as soon as you schedule the general inspection — good inspectors and specialists book up fast in active markets.
A Note on UK and Australian Equivalents
In the UK, the RICS Level 3 Building Survey (formerly "Full Structural Survey") is the closest equivalent to combining a standard inspection with a structural engineer assessment. It's strongly recommended for homes built before 1940 or with non-standard construction. Damp surveys are a common UK add-on, particularly in older terraced housing and properties in high-rainfall areas.
In Australia, the "Building and Pest" combined inspection is the standard package — never commission a building inspection without the pest component. In Queensland and New South Wales especially, inspectors should use thermal cameras and moisture meters to detect termite activity behind wall surfaces.
Knowing which inspections to order is only half the battle — you also need a way to track every finding, prioritize what to negotiate, and calculate the total cost impact. Our Home Inspection Checklist includes a complete inspection tracking system plus add-on inspection guidance built in. Get it for $14.
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