What Does a Home Inspection Cover?

The short answer: a home inspection is a detailed condition report on the visible systems and structure of a house, not a pass-fail exam. The inspector walks the property and documents what works, what is aging, what is damaged, and what needs attention. There is a big difference between 'this home passed inspection' and 'this home has no issues.' Every home, including brand-new construction, produces a report with findings.

Inspectors evaluate what can be seen without tearing into walls. They do not guarantee the future, certify code compliance, or appraise value. Their job is to give you an informed picture of the property so you can decide how to proceed with your offer. In Pennsylvania, inspections are typically performed after the offer is accepted, within a timeframe written into your agreement of sale.

The inspector starts with the bones of the house. This includes the foundation, framing, and visible structure, plus the exterior envelope that protects it from weather.

• ✓ Foundation: Cracks, settling, water entry, and grading that directs water away from the house.
• ✓ Roof: Shingle condition, flashing, gutters, downspouts, and visible signs of leaks into the attic.
• ✓ Exterior walls: Siding, stucco, masonry, paint condition, and gaps that let water or pests inside.
• ✓ Windows and doors: Operation, seals, and signs of moisture between panes.
• ✓ Decks, porches, and steps: Structural soundness, railings, and rot in wood members.

Many Philadelphia row homes and older Main Line properties have masonry or flat-roof details that deserve an extra look, so ask your inspector what they see on this construction type specifically.

Mechanical systems are where the expensive surprises live, so inspectors spend real time here.

Heating and Cooling

The inspector operates the furnace or boiler and air conditioner when weather permits, checks the age and condition of the equipment, and evaluates ductwork and exhaust. The average lifespan of a furnace is around 15 to 20 years and an air conditioner 10 to 15 years, so an older unit is not a defect, but it is a negotiation point and a budget line you should expect.

Electrical

This covers the service panel, breaker function, wiring type, outlets, and visible safety hazards like knob-and-tube wiring, aluminum wiring, or ungrounded outlets. Older Philadelphia homes frequently have aging panels or a mix of wiring types, which is exactly why a licensed electrician's follow-up is sometimes worth the cost.

Plumbing

The inspector checks supply and drain lines where visible, water pressure, the water heater, and fixtures. Look for signs of past leaks, corroded piping, and the age of the water heater. Sewer lines are not part of a standard inspection, so for older homes many Philadelphia buyers add a separate sewer scope, a camera run through the line that can save you from a five-figure repair.

Inside the home, the inspection covers the attic, insulation, ventilation, and visible moisture problems. The report documents stained ceilings, wet basements, evidence of pest activity, and general condition of interior surfaces. It does not comment on cosmetic taste, so expect findings about function rather than style.

Optional inspections are common in the Philadelphia market and worth the added cost in specific situations:

• ✓ Radon testing: Pennsylvania has elevated radon potential in many areas, and testing is inexpensive and often required by lenders or recommended by buyers.
• ✓ Sewer scope: A camera inspection of the sewer lateral, highly recommended for older urban and suburban homes.
• ✓ Termite and wood-destroying insect inspection: Often required by lenders for older homes.
• ✓ Well and septic: Required for rural properties in Chester, Bucks, and Berks Counties with private systems.
• ✓ Chimney inspection: For homes with working fireplaces, a level-two inspection checks the flue and lining.

Once the report is in your hands, you have three realistic paths: accept the home as-is, negotiate, or walk away within your inspection contingency. In a typical Pennsylvania transaction, the inspection contingency protects you during a defined window, and most negotiations end in one of these outcomes.

Repairs by the Seller

For clear, material defects such as a failing roof, active leaks, or malfunctioning HVAC, buyers commonly ask the seller to complete repairs before closing, with receipts and warranties. Many sellers prefer this for structural items they can fix economically.

A Credit at Closing

Instead of fixing items themselves, sellers often offer a closing credit or price reduction so you can handle the work after you own the home. This is common for items like an aging water heater or a panel upgrade, where the buyer wants control over the contractor and materials.

Walk Away

If the report reveals a problem beyond your budget or risk tolerance, and the seller will not address it, your inspection contingency lets you terminate and recover your deposit. That is the point of the contingency, and exercising it is a normal part of the process.

For a complete walkthrough of offers, contingencies, and the inspection window, our first-time buyer guide covers the entire Pennsylvania purchase timeline.