Month: July 2025

In the wake of the post-COVID real estate boom, it became increasingly popular amongst buyers to forgo home inspections in order to make their offers more competitive. 

Despite this recent surge, an estimated 88% of home purchases used an inspector before finalizing a sale. 

In an area with an aging housing stock and rapid seasonal changes like Northeast Pennsylvania, home inspections can be powerful tools for uncovering hidden defects and helping you to avoid a bad investment. 

Nevertheless, home inspections offer several benefits for buyers and sellers, such as increasing their negotiating power and streamlining the transaction process. 

The question then becomes, what should I do after a home inspection, or how do I use it to my advantage? 

What to Do After a Home Inspection: Buyers

Buyers are the primary beneficiaries of home inspections, as they are not familiar with the history and work that has been done on the property to get it to its current condition. Even if recent repairs have been made, hidden issues, such as foundation cracks, poor roof stability, or poor workmanship, can become costly to repair and difficult to spot without an inspection. 

Home inspections give buyers both the power and confidence to enter into negotiations and make an offer that best matches the real value of the property. 

Once the home inspection is complete, buyers should review the full report with their real estate agent. While no home will be free of defects, any major structural issues should be addressed before proceeding with the sale further.

Depending on the state of the inspection report, the buyer’s next steps may include:

• Requesting repairs: Asking the seller to fix specific issues before closing that may impact the long-term safety or value of the home.
  
• Negotiating a credit: In lieu of repairs, the seller may agree to reduce the price or offer a credit toward your closing costs.
  
• Ordering follow-up inspections: Specific issues like septic systems, mold, or foundation issues may require follow-up from a specialist to determine next steps.
  
• Walking away: If the inspection reveals serious problems and you have an inspection contingency, buyers may choose to exit the deal.

Since any known issues must be reported on the seller’s disclosure, sellers will often be motivated to make repairs as future buyers will have access to that very inspection report.

7 Ways to Use a Home Inspection to Your Advantage

While certain closing costs, such as appraisals and title searches, may seem more like formalities that your lender requires, home inspections provide real benefits to buyers and sellers, especially as they relate to negotiations and avoiding costly repairs. 

1. Strengthen Your Negotiating Power

This is perhaps the most common and valuable way to leverage a home inspection. Once the inspector provides a report, you’ll have a clearer picture of the home’s true condition, not just its curb appeal. If the inspection uncovers significant issues like a damaged roof, outdated electrical wiring, or a failing HVAC system, you now have documented reasons to negotiate.

Again, buyers can request a price reduction to cover repair costs or make the sale of the home contingent upon the seller making the necessary repairs. In this scenario, the buyer has shielded themselves from substantial financial liability. 

2. Walk Away (When It’s the Smart Move)

A well-executed home inspection doesn’t just help you negotiate–it gives you the freedom to walk away if the risks outweigh the reward. This is especially important if your purchase agreement includes an inspection contingency, which allows you to exit the deal penalty-free if serious problems are found.

While walking away can feel disappointing, it’s far better than buying a home with hidden liabilities that could cost tens of thousands to fix. In this case, the cost of the inspection is a small price to pay for major financial savings.

3. Plan for Future Maintenance and Upgrades

Even if a home passes inspection with flying colors, the report provides a detailed look at the age and condition of key systems. New homeowners can use this information to create a timeline and budget for future repairs based on the average lifespan of certain parts. 

For example, if roofs only last 25-30 years and the inspection uncovers that the roof is 20 years old and shingles are starting to loosen, you can start budgeting for a new roof within 5-10 years.

4. Boost Buyer Confidence as a Seller

Sellers can also use a home inspection to their advantage by getting one before listing the home. A pre-listing inspection gives you a full picture of the home’s condition before potential buyers ever set foot inside.

Advantages for sellers include:

• Identifying and addressing problems in advance
  
• Avoiding last-minute surprises that could derail a deal
  
• Pricing your home accurately
  
• Demonstrating transparency and honesty to buyers
  

In competitive markets, a clean pre-inspection report can build trust and even encourage buyers to waive their own inspection, speeding up the closing process and reducing negotiation friction.

5. Make Strategic Repair Decisions

Whether you’re buying or selling, not every issue in an inspection report needs to be addressed right away. But some items, if left unresolved, can lead to more serious problems or complicate your financing.

Buyers and sellers alike can use the inspection report to prioritize high-impact repairs:

• Structural or safety issues (e.g., foundation cracks, faulty wiring)
  
• Water intrusion and mold risk
  
• Roof damage
  
• Plumbing or septic system issues
  
• Pest infestations
  

Focusing on these areas ensures the home is safe and marketable, while avoiding unnecessary cosmetic fixes that won’t offer much return on investment.

6. Satisfy Mortgage or Insurance Requirements

Lenders and insurers often require certain conditions to be met before finalizing a mortgage or issuing a policy. If the home has an old roof, damaged chimney, or missing safety features like GFCI outlets or handrails, your loan could be delayed until those issues are resolved.

On the contrary, a detailed inspection can speed up the underwriting process, helping to reduce unnecessary delays during closing. 

7. Gain Peace of Mind Before You Commit

Finally, buying a home can be overwhelming. Even if you love the layout, neighborhood, and price, doubts may linger: “What if there’s something wrong behind the walls?” or “What if I’m buying a money pit?”

A professional inspection answers those questions with objective, expert insight. Even if the report reveals minor concerns, knowing what you’re getting into removes the emotional guesswork and brings confidence to the decision.

Who Does the Cost of Repairs Fall On?

This depends on what’s negotiated after the inspection. Buyers typically request repairs or credits based on the inspection report, but sellers are not obligated to agree. 

The final outcome depends on the contract, the seller’s willingness, and how serious the issues are.

Here are the most common scenarios:

• Seller agrees to make repairs before closing
  
• Seller offers a credit so the buyer can make repairs after closing
  
• Buyer accepts the property as-is and assumes responsibility
  
• Deal falls through if parties can’t agree
  

Either way, the inspection serves as a negotiation tool and a roadmap for necessary repairs.

FAQs

Do I have to get an inspection when buying a home?

No, but it’s strongly recommended. In competitive markets, some buyers waive inspections to win bids, but this can be risky.

Is the home inspector responsible for finding every issue?

Not exactly. Home inspectors do a thorough visual inspection, but they can’t open walls or move heavy items. They may recommend further evaluation by specialists.

Purchasing a home is one of the biggest financial decisions you’ll ever make, and it’s filled with plenty of moving parts. 

While closing costs can add up to over a dozen additional fees, many of these services, such as title searches and appraisals, are absolutely essential. 

It can be tempting for many homeowners to try to minimize these costs by whatever means possible, especially for services they pay out of pocket, such as the home inspection. 

However, the return on investment (ROI) for a home inspection that costs a few hundred dollars can save you on repairs, potentially totalling tens of thousands of dollars, which is astronomical. 

Whether you’re shopping for home improvements amongst providers in Pennsylvania or are curious how much you can expect to pay when you make an offer on a home, this guide will help you understand the costs and process of a home inspection in Pennsylvania. 

Average Cost of a Home Inspection in Pennsylvania

In Pennsylvania, the typical cost of a standard home inspection ranges between $325 and $425, according to Houzeo. However, this figure depends on several factors, including:

• Size of the Home: Larger homes take more time to inspect and typically have more systems, more square footage, and more complex layouts. Most home inspectors charge based on square footage. For example:
• Homes under 1,500 sq ft: ~$280
  
• Homes between 1,500–2,500 sq ft: ~$307
  
• Homes over 3,000 sq ft: ~$338+ (Figures provided by Houzeo.)
• Age of the Home: Older homes may require a more detailed inspection due to outdated wiring, plumbing, or building practices that don’t meet modern codes. Inspectors may also spend more time documenting wear and tear in historic or century-old homes, which can bump up the cost.

• Location and Travel: In rural areas, inspectors may charge a travel fee, especially if you’re located far from their usual service area. 

• Additional Services: Many inspectors offer add-on services for an extra fee. These can include:
  • Radon Testing: $100–$150
    
  • Mold Testing: $200–$400
    
  • Termite Inspection (Wood-Destroying Insect Report): $75–$150
    
  • Septic Inspection: $150–$300
    
  • Asbestos/Lead Paint Testing: $200–$500+
    

If your home inspector doesn’t offer these services directly, they may refer you to third-party specialists.

What Is a Home Inspection Necessary?

Before discussing the cost of a home inspection, let’s first explore the importance of a home inspection for buyers and sellers.

A home inspection visually examines a home’s physical structure and mechanical systems, from the roof to the foundation. The purpose of the inspection is to identify any existing or potential issues that could affect the home’s safety, livability, or value. Home inspectors typically check for issues related to:

• Structural elements (foundation, roof, walls)
  
• Heating and cooling systems
  
• Plumbing and electrical systems
• Interior and exterior conditions
  
• Attic and basement
  
• Appliances and ventilation
  

Once completed, the inspector provides a detailed report outlining any problems, safety concerns, or needed repairs. 

Not only is this report essential for your safety and peace of mind, but it can be a powerful negotiating tool, especially if you can avoid the cost of any repairs. According to a survey from Porch.com, the average homeowner reduced the final price of their home by $14,000 after negotiating using a home inspection report. 

To determine the ROI or savings you can achieve from a home inspection report, we need to compare it to the average cost of a home inspection in Pennsylvania.

Is a Home Inspection Worth the Cost?

While the upfront cost of a home inspection might feel like just another expense in the home-buying process, it can save you a substantial fortune down the road. If the inspection uncovers major defects, such as foundation cracks, mold damage, or roof leaks, you may be able to renegotiate the sale price, ask for repairs, or even walk away from the deal.

In competitive markets, especially around Northeast Pennsylvania, where there is a housing shortage, some buyers are tempted to waive the inspection to make their offer more appealing. However, this is an ill-advised move as no house is free of defects, whether it’s brand new or one hundred years old. 

What to Look for in a PA Home Inspector

Finding the right inspector can quickly justify the price you pay for an inspection. 

Pennsylvania doesn’t require home inspectors to be licensed at the state level. Still, they must be members of a national home inspection association such as ASHI (American Society of Home Inspectors) or InterNACHI (International Association of Certified Home Inspectors). These organizations require members to complete training, adhere to professional standards, and carry liability insurance.

When choosing an inspector, look for the following characteristics:

• Experience: Especially with homes like the one you’re purchasing (e.g., historic, rural, or multifamily).
  
• Certifications: Membership in reputable organizations, additional certifications in mold or radon, etc.
  
• Sample Reports: A good inspector will share a sample report so you know what level of detail to expect.
  
• References or Reviews: Online reviews, real estate agent referrals, and direct testimonials can provide insight.
  

Who Pays for the Home Inspection?

Many first-time home buyers tend to ask whether they are responsible for the inspection or the seller. 

Typically, the buyer pays for the home inspection, since it’s intended to protect their interests. However, in some cases, such as pre-listing inspections, sellers may pay for an inspection to identify and address issues before putting the home on the market.

Skipping an Inspection Could Cost You Money

A few hundred dollars for a home inspection may feel like a speed bump in an already expensive process, but it’s one of the smartest investments you can make in Pennsylvania’s housing market. Whether buying a Victorian home in Scranton, a new build in Clarks Summit, or a cabin in the Poconos, a home inspection gives you leverage, knowledge, and peace of mind to help you make the right decision.

FAQs

Are home inspections required in Pennsylvania?

No, but they are highly recommended and often written into the home purchase agreement.

How long does a home inspection take?

Most inspections take between 2 and 4 hours, depending on the size and complexity of the home.

Can I be present during the inspection?

Yes, and it’s encouraged. You’ll learn a lot about the property and can ask questions directly.