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Step 4
Home Inspection
What to look for during your inspection
The home inspection is your opportunity to understand what you're buying. A typical inspection takes 2-4 hours and costs $400-700. Attend to learn how your future home works.
Be Present for the Inspection
Walk through with the inspector and ask questions about maintenance, repairs, and how systems work. Take photos and notes—your observations matter.
Key Areas to Examine
Structural & Foundation
- •Cracks in foundation walls (horizontal cracks are serious)
- •Signs of water intrusion or staining
- •Proper drainage away from foundation
- •Floor levelness and signs of settling
Plumbing
- •Water pressure and flow at all fixtures
- •Signs of leaks under sinks and around toilets
- •Water heater age and condition (15+ years is old)
- •Pipe material (lead, polybutylene are concerns)
Electrical
- •Panel capacity and condition (100+ amps preferred)
- •Grounded outlets, especially in bathrooms/kitchens
- •Knob-and-tube or aluminum wiring (insurance issues)
- •GFCI protection in wet areas
HVAC System
- •Age and condition of furnace/AC (15-20 year lifespan)
- •Even heating/cooling throughout home
- •Ductwork condition and insulation
- •Recent maintenance records
Specialty Inspections to Consider
Based on the home's age and condition, consider these additional inspections:
| Inspection | Cost | Why It Matters |
|---|---|---|
Radon TestingRecommended | $100-200 | Massachusetts has significant radon risk. Levels above 4 pCi/L require mitigation. |
Mold Air Sampling | $150-300 | Important if you see water stains, musty smells, or visible mold. Tests air quality and identifies hidden mold. |
Well Water Test | $100-400 | Test for bacteria, nitrates, arsenic, and other contaminants if on private well. |
Pest/Termite InspectionRecommended | $75-150 | Check for wood-destroying insects and rodent activity. |
Chimney Inspection | $150-300 | Essential if you plan to use the fireplace. Looks for creosote buildup and structural issues. |
Red Flags That May Warrant Walking Away
- • Major structural issues (failing foundation, severe settling)
- • Extensive water damage or active mold problems
- • Unpermitted major work (additions, electrical, plumbing)
- • Environmental hazards (asbestos, significant lead, high radon)
- • Failing septic system (can cost $20,000+ to replace)
After the Inspection
After receiving the report, you have three options:
Accept As-Is
Proceed with purchase, understanding the issues
Request Repairs/Credit
Ask seller to fix issues or reduce price
Walk Away
Exercise your contingency and get deposit back
What's Reasonable to Request?
Focus on safety issues and major systems. Skip cosmetic issues and normal wear. Sellers often prefer credits over repairs, which gives you control over the work quality.