Justin Weber

According to Bankrate, the hidden cost of owning a home in the United States totals around $21,000 annually. These costs rise because of monthly utilities, ongoing wear-and-tear, and major renovation projects. 

That’s why conducting a professional  home inspection before you buy is one of the most effective ways to prevent unexpected expenses.

Depending on where you purchase a home in Northeast Pennsylvania, you can run into common issues, such as aging foundations, roofing problems, HVAC issues, and more, that can total in the tens of thousands to repair. 

This Pennsylvania home inspection checklist shows you what inspectors typically evaluate and why each item matters for long-term safety and cost control.

Why Home Inspections Are Essential for Buyers in Pennsylvania

The real estate market has never been so difficult for young buyers, as an astounding 85% in a recent survey felt they needed to forgo insurance and a home inspection just to afford a new home. 

However, when looking at the total closing costs required to purchase a home and the hidden costs of maintaining it, a home inspection is an incredibly small fraction and can deliver a hell of an ROI. 

Buyers in Northeast Pennsylvania must keep in mind that the region’s housing stock is incredibly diverse, with many homes well over 100 years old, built well before modern building codes. Add in PA’s wet, four-season climate, which means that soil erosion, foundation damage, and roofing issues are incredibly common. 

Disclosing these issues in the beginning stages of negotiations can empower buyers to negotiate for a lower price or sellers to make the necessary repairs before selling, saving them money in the long run.

The Pennsylvania Home Inspection Checklist for Buyers

Naturally, no home inspection report is going to come back totally free of defects, and it’s up to both parties to determine which repairs or issues are most important to address before moving forward with a deal. 

Similarly, a home inspector can’t physically inspect every inch of your property, but will analyze and structure their report based on the most important issues from a financial and safety perspective. 

The following is a comprehensive list of areas your inspector will review, along with what you should watch for as a buyer looking to purchase a new home.

1. Structural Components

Structural issues impact the safety and longevity of the home and extend to many different areas that your inspector will check.

• Foundation: Signs of cracks, bowing, moisture intrusion, or uneven settling.
  
• Basement/Crawl Space: Signs of water seepage, mold, or structural damage.
  
• Roofing & Attic: Age of shingles, flashing, sagging, insulation, and ventilation.
  
• Framing & Support Beams: Termite damage, wood rot, or inadequate support.
  

Basements are common throughout the region, but they’re also prone to water damage. Always ask about sump pumps, French drains, or waterproofing systems, especially if you spot signs of past water damage. 

2. Exterior Elements

The home’s exterior includes everything from decks and siding to downspouts and driveways. This is where your curb appeal comes from, although these components play a major role in protecting your home and its structural components. 

• Siding, Stucco, or Brick: Cracks, deterioration, or improper installation. (Stucco failures are especially common in newer PA homes built in the 1990s–2000s.)
  
• Gutters & Downspouts: Proper drainage away from the home’s foundation.
  
• Windows & Doors: Condition, sealing, and energy efficiency.
  
• Driveways & Walkways: Cracking, uneven settling, or tripping hazards.
  
• Decks & Porches: Secure footings, rot-free wood, and safe railings.

3. Roofing System

Roofs are one of the most expensive repairs you will make over the course of your home ownership, and most asphalt roofs only last up to 30 years. 

• Shingle age, curling, or missing sections.
  
• Chimneys for cracks, leaning, or deteriorated mortar.
  
• Flashing around skylights or chimneys.
  
• Gutters free from clogs and securely attached.
  

Ask the seller for the roof’s installation date and warranty. While you may be willing to let a cracked, sagging, or mossy roof go, your insurance company may deny you coverage.

4. Plumbing System

Water issues are among the most common inspection red flags on home inspection reports, especially among older homes. 

• Water Supply: Public or well water—well systems should be tested separately.
  
• Pipes: Look for leaks, corrosion, and material type (older homes may still have galvanized pipes).
  
• Water Heater: Age, size, and functionality.
  
• Fixtures & Drains: Proper water pressure and drainage.
  
• Septic Systems: If applicable, separate inspection recommended.
  

5. Electrical System

Outdated wiring is both a safety and insurance concern. One common problem in older homes is outdated wiring (knob-and-tube) or even DIY wiring, which can be a massive hazard and code violation. 

• Service Panel: Proper grounding, breaker type, and capacity.
  
• Wiring: Look for knob-and-tube (common in older PA homes), aluminum wiring, or amateur DIY work.
  
• Outlets & Switches: GFCI outlets in kitchens, bathrooms, and outdoors.
  
• Lighting Fixtures: Proper function and safe installation.

6. Heating & Cooling Systems (HVAC)

Pennsylvania homes rely heavily on HVAC units given the climate. Unfortunately, with improper maintenance or age, these systems can start to decrease in performance and break down. 

• Furnace & Boiler Systems: Age, efficiency, and signs of leaks.
  
• Air Conditioning Units: Cooling capacity and maintenance.
  
• Ductwork: Leaks, insulation, and cleanliness.
  
• Chimneys & Venting: Proper draft and clearance from combustibles.
  

7. Interior Elements

Inside the home may lie some obvious issues that could point toward sloppy or poor maintenance. These issues could lead to larger issues if not addressed. 

• Walls, Ceilings, & Floors: Stains, cracks, or unevenness (possible structural issues).
  
• Windows & Doors: Easy operation, no drafts, and intact seals.
  
• Stairways & Railings: Secure and safe.
  
• Fireplaces: Damper operation, chimney cleanliness, and creosote buildup.

8. Insulation & Ventilation

Energy efficiency and indoor air quality are big concerns, especially as energy prices increase rapidly across NEPA.

• Attic Insulation: Adequacy and condition.
  
• Ventilation Systems: Proper airflow to prevent mold or moisture.
  
• Windows & Doors: Draft prevention.
  

9. Environmental Concerns in Pennsylvania Homes

Beyond the standard checklist, PA buyers should be aware of environmental hazards related to their home.

• Radon Gas: Extremely common in Pennsylvania. The EPA recommends testing all homes.
  
• Mold & Moisture: Especially in older basements and attics with poor ventilation.
  
• Lead Paint: Homes built before 1978 may contain lead-based paint.
  
• Asbestos: Found in older insulation, tile, or siding.
  

10. Additional Inspections Buyers May Need

A general home inspection may not cover everything. Buyers often request additional inspections for:

• Radon
  
• Termites or wood-destroying insects
• Mold and air quality
  
• Well water testing
  
• Septic system inspections
• Chimney inspections
  

These specialized tests provide a more complete picture of the home’s safety and maintenance needs.

What Happens After the Inspection?

Once your inspection report is complete, you’ll have a few choices to consider with your real estate agent. In many cases, buyers request repairs and ask the seller to address major issues before closing. 

Others negotiate for a credit or price reduction to offset the cost of future repairs. 

If the issues aren’t deal breakers, you can choose to accept the home as-is and move forward. 

On the other hand, if the report uncovers significant or costly problems, you may decide to walk away under your inspection contingency. Remember, in Pennsylvania, inspectors don’t “pass” or “fail” homes—they simply document findings so you can make an informed decision.

FAQs

Can a buyer back out after an inspection in Pennsylvania?

Yes. If your contract includes an inspection contingency, you can walk away without penalty. The contingency exists because a home inspection reveals hidden issues, which is how buyers avoid being locked into costly repairs they never agreed to. This protection is why inspections are one of the most valuable steps in the buying process.

Do sellers in Pennsylvania have to fix everything the inspector finds?

No. Sellers aren’t legally required to repair every issue. Instead, inspection reports open negotiations, which is why buyers can request repairs, credits, or price reductions. Sellers often agree to fix major safety or code problems, while cosmetic issues are left to the buyer.

How much does a home inspection cost in Pennsylvania?

The average PA home inspection costs between $300 and $600, depending on the size, age, and location of the property. This is a fraction of the potential repair costs—many defects, like a failing roof or foundation cracks, can exceed $10,000. That’s why inspections deliver one of the best ROIs in real estate. Added tests for Radon, termites, or mold, for example, can spike the pricing. 

Can I attend the home inspection as a buyer?

Yes, and it’s recommended. Being present allows you to ask questions in real time, which is how you understand the severity of issues beyond just reading a report. This direct knowledge is why buyers who attend inspections feel more confident during negotiations.

What are the most common issues found in Pennsylvania homes?

Older homes often show foundation cracks, roof wear, outdated wiring, and basement moisture. These problems are common because Pennsylvania’s housing stock includes many homes over 100 years old, built before modern codes. Wet, four-season weather also accelerates wear, which is why waterproofing, HVAC, and roofing often show up on reports.

Do Pennsylvania homes require a radon test?

Yes, in practice. Pennsylvania has some of the highest radon levels in the country because of natural geology, which is why the EPA recommends testing every home. Radon is invisible and odorless, but long-term exposure is a leading cause of lung cancer. Testing ensures your home meets safe levels.

What happens if major issues are found during inspection?

Buyers typically respond in one of three ways: request repairs, negotiate a credit, or exit the contract. This flexibility is why the inspection contingency is so valuable. It protects buyers from inheriting expensive structural, electrical, or environmental problems.

FEMA’s recent flood zone redistricting map across Northeast Pennsylvania put thousands of new homes inside of FEMA-designated flood zones. Being classified in a flood zone requires homeowners with a mortgage or applying for one to get flood insurance, which can amount to roughly $1400 annually in Pennsylvania. 

You may not think that your home is in danger from a flood, but even a little bit of water can amount to serious financial cost. According to FEMA, a few inches of water in your basement or home can amount to $25,000 in repairs. 

Flood zones aren’t just restricted to homes along the Susquehanna River and waterfront properties along Harveys Lake; homes in areas that experience heavy runoff, such as Danville or even Dallas, may still be classified in a flood zone even if they are not directly adjacent to water. 

This guide will help you understand what flood zones entail, how flood insurance works, and what to look for during inspections of homes located in flood zones.  

What Does It Mean to Live in a Flood Zone?

A flood zone is a geographic area defined by the Federal Emergency Management Agency (FEMA) that reflects the flood risk level in that region. FEMA categorizes areas from low risk to high risk, with maps that outline where flooding is most likely to occur.

If a property is located in a Special Flood Hazard Area (SFHA), it is considered high-risk. That means homeowners with federally backed mortgages are required by law to carry flood insurance.

Flood insurance is a special policy separate from your homeowner’s policy that protects the home and any associated belongings from flood damage. Homes in low-risk areas may be required to carry flood insurance as well.

It’s important to understand that flood patterns can be unpredictable, and homes located outside flood zones may be vulnerable to flooding and water damage. Conversely, homes in low-risk flood zones may never experience flooding, though they may still be required to carry flood insurance. 

Risks of Buying a House in a Flood-Prone Area

If you’re looking to purchase a home and discover that it is in a flood zone, you may want to take extra precautions during the inspection and appraisal process. 

Flood-prone properties can still be excellent investments, but there are additional risks you should be aware of:

• Property damage – Floodwaters can cause significant structural damage, ruin flooring, drywall, and electrical systems, and lead to costly repairs.
  
• Mold growth – Even minor flooding can leave behind lingering moisture, creating conditions for mold that can impact health and indoor air quality.
  
• Insurance costs – Flood insurance premiums can add hundreds of dollars to your annual housing expenses.
  
• Resale challenges – Buyers may be hesitant to purchase a home in a high-risk flood zone, potentially lowering resale value.
  

These risks don’t necessarily mean you shouldn’t buy a home in a flood-prone area, but they should factor heavily into your decision-making process.

Am I Required to Purchase Flood Insurance for My Home?

In most cases, flood insurance will be required by law or your lender if you live in a FEMA-designated flood zone.

• High-Risk Zones (SFHA): If the property is located in a FEMA-designated Special Flood Hazard Area and you’re financing with a federally backed mortgage, flood insurance is required.
  
• Moderate-to-Low Risk Zones: Flood insurance isn’t federally required, but many lenders still recommend or mandate it. Even homes outside high-risk zones can experience flooding, so many buyers opt for coverage as a safeguard.
  
• Cash Buyers: If you’re purchasing without a mortgage, you are not legally required to carry flood insurance. However, going without coverage means assuming the full financial burden if flooding occurs.
  

Because premiums can vary widely based on factors like elevation, foundation type, and proximity to water, it’s wise to request a flood insurance quote early in the buying process. This allows you to budget accurately and avoid surprises before closing.

What to Look For When Inspecting a Home in a Flood Zone

A thorough home inspection is one of the best ways to avoid costly repairs and protect your investment. 

Generally, the first place you and your inspector will want to analyze is the foundation’s condition. Cracks and settling don’t necessarily indicate past water damage, but water stains and visible gaps in your basement walls could indicate past flooding. 

If there are any waterproofing systems available, including sump pumps or basement sealant, you’ll want to inspect that they are working properly so that if it does flood, you will be able to deal with the fallout. 

Additional areas to note in the inspection report will include electrical panels and any appliances located in basements, to inspect whether there is any damage.

How to Floodproof Your Home

While purchasing a home in a flood zone can be a little nerve-racking, there are many ways to protect your home from flooding or moisture intrusion. 

• Invest in flood insurance: Even if not required, flood coverage gives peace of mind and financial protection. Keep in mind that flood insurance only covers damage from natural weather events and not any moisture intrusion, such as burst pipes.
  
• Elevate utilities and belongings: Moving HVAC units, water heaters, and valuable items above potential flood levels reduces damage risk. Even just elevating these appliances a few inches can make a world of difference.
  
• Improve drainage: Consider installing sump pumps, French drains, or regrading the yard to direct water away from the home. This will help your home avoid water intrusion during snowmelt as well.
  
• Seal basements and foundations: Waterproofing treatments can reduce seepage during heavy rains.
  

These measures not only help protect your property but can also lower your flood insurance premiums.

Balancing Risks and Rewards

Buying a house in a flood-prone area doesn’t have to be a deal-breaker. Many homeowners live safely and happily in such zones with proper precautions. The key is to understand the risks, budget for insurance, and make informed decisions about protecting your property.

By researching the flood history, reviewing FEMA maps, consulting with insurance agents, and getting a detailed inspection, you’ll be in a strong position to weigh the pros and cons of the home.

FAQs

How do I know if I need flood insurance?

Flood insurance is mandatory if the home is in a FEMA-designated high-risk zone and you have a federally backed mortgage. Even outside high-risk zones, many homeowners choose to purchase it for peace of mind.

How much does flood insurance cost?

Premiums vary based on your location, the home’s elevation, and its flood history. Costs can range from a few hundred dollars to several thousand per year. Getting a quote before purchase helps you plan your budget.

Can I get a mortgage for a house in a flood zone?

Yes. Lenders will approve mortgages in flood-prone areas, but they may require proof of flood insurance coverage before closing.

Radon is a naturally occurring radioactive gas that seeps into homes from the ground. It’s invisible, odorless, and tasteless, making it impossible to detect without proper testing. 

According to Pennsylvania’s Radon Division, over 40% of homes in Pennsylvania have unsafe levels of radon, as deemed by the EPA. Long-term radon exposure has been associated with various illnesses, including cancer, making mitigation extremely important.  

While radon mitigation systems are highly effective at reducing radon and fairly affordable, most residents are unaware of the threat that radon poses and fail to test for it.

Whether you own a home in Northeast Pennsylvania or are looking to buy a home, conducting a radon inspection is the first step to mitigating radon exposure and protecting your health. 

What Is Radon in Homes?

Radon forms naturally when uranium in soil, rock, and groundwater breaks down. Outdoors, it disperses into the air and usually poses little risk. Indoors, however, radon can accumulate to dangerous levels, especially in basements, crawl spaces, and lower levels where ventilation is limited.

The U.S. Environmental Protection Agency (EPA) has classified radon as the second leading cause of lung cancer in the United States, right behind smoking. For non-smokers, it’s the number one cause. Long-term exposure to elevated radon levels significantly increases the risk of developing lung cancer, making radon a serious concern for every homeowner.

What Are the Long-Term Effects of Radon Exposure?

Radon exposure isn’t something you’ll notice right away, but over time it can have serious health consequences. The primary risk is lung cancer caused by radioactive particles that damage lung tissue when inhaled. According to the EPA, radon causes about 21,000 lung cancer deaths every year in the United States.

The risk increases the longer you’re exposed, and it’s even higher for people who smoke. However, non-smokers are not immune, as radon is the leading cause of lung cancer among non-smokers. Because symptoms may take years to appear, many homeowners remain unaware of the danger until it’s too late.

How Common Is Radon in Northeast Pennsylvania?

Radon is extremely common in Northeast Pennsylvania, with many counties reporting levels well above the EPA’s recommended action limit of 4 pCi/L. 

Homes built near abandoned coal mines where radon freely releases into the air may be more at risk, though radon has been reported in homes high above the ground, including in the Hill Section of Scranton and Wilkes-Barre. 

Northeast Pennsylvania is considered a radon hotspot due to its unique geology. The region sits on uranium-rich rock formations, particularly shale and granite, which release radon as they break down. Combined with older housing stock and many homes with basements, conditions are ideal for radon accumulation.

While radon can be found anywhere, some counties in NEPA report consistently higher readings:

• Luzerne County – Many homes exceed the EPA action level due to underlying shale formations.
  
• Lackawanna County – Testing frequently reveals levels well above 4 pCi/L, even in newer construction.
  
• Monroe and Pike Counties – With mountainous terrain and rocky soil, radon prevalence is high.
  
• Wayne, Carbon, and Schuylkill Counties – Radon levels often reach some of the state’s highest averages.
  

No matter where you’re located in NEPA, the risk of elevated radon is real.

How to Test for Radon in Homes

One of the biggest challenges with radon is that you can’t see or smell it. The only way to know if your home has unsafe levels is through testing.

Several types of tests can be purchased DIY, though professional testing is always the most accurate. 

Certified radon professionals typically start by inspecting the home and identifying potential entry points, such as cracks in the foundation or gaps around pipes. They then place continuous radon monitors or charcoal canisters in key areas—usually the lowest lived-in level of the home—and leave them for the designated testing period. Afterward, the devices are sent to a lab or analyzed on-site, providing precise measurements that account for any fluctuations.

How Radon Mitigation Systems Reduce Radon

If testing shows radon above 4 pCi/L, the EPA recommends taking corrective action. Even levels between 2 and 4 pCi/L are considered risky and may warrant mitigation.

The best method to reduce radon is with a mitigation system. These systems create a low-pressure zone beneath the foundation that safely draws radon gas from the soil and vents it outside, preventing it from entering the home. Fans, pipes, and sealed entry points ensure continuous airflow, effectively lowering indoor radon levels to safe ranges.

Most radon mitigation systems cost between $800 and $1,500 in Pennsylvania. Considering the health risks, this is a small investment in long-term safety.

Testing for Radon Before Buying a Home

If you’re buying or selling a home in NEPA, radon testing is not included in the inspection process. Buyers will need to hire a specialized radon testing company to see whether radon levels rise above the EPA’s recommended threshold of 4 pCi/L.

As a seller, getting a professional radon test can be a good way to ensure potential buyers of the safety of your home.

In fact, some lenders and real estate contracts may even require radon testing before closing. If elevated levels are found, the seller is often expected to address them before the transaction is finalized, but there will be room for negotiation on both sides.

FAQs

What is radon and why is it dangerous?

Radon is a naturally occurring radioactive gas that comes from the breakdown of uranium in soil and rock. It is dangerous because long-term exposure can cause lung cancer, even in non-smokers.

How common is radon in Northeast Pennsylvania?

Radon is very common in Northeast Pennsylvania. Many counties report levels above the EPA’s action level of 4 pCi/L, making testing critical for every home.

How do I test my home for radon?

You can use a DIY short-term or long-term test, but professional testing provides the most accurate results. Professionals place calibrated monitors in your home, usually on the lowest lived-in level, for several days or months and then analyze the results to determine radon levels.

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.

When properly maintained, septic tanks can save homeowners thousands of dollars on sewage bills over the system’s life. 

According to Penn State, nearly 26% of homes in Pennsylvania have septic tank systems–most commonly found in rural areas, such as Northeast Pennsylvania. 

With a little basic maintenance and care at the sink, you can greatly extend the life of your system. However, you will have to service your septic tank system every few years and get it inspected to ensure it works properly and has no clogs or backflows. 

Whether you own a septic system or are looking to buy a home with a septic tank and are a first-time owner, this guide will cover basic septic tank maintenance to help you prolong the life of your system. 

Understand How Your Septic System Works

Septic tanks may seem foreign to folks from Scranton or Wilkes-Barre, but they are fairly simple systems. 

At its heart, a septic system is a wastewater conveyance designed to separate solids from liquids and disperse the resulting mixture into a drain field (i.e., your backyard or separate field). 

The solids float to the bottom of the tank where they decompose and the scum floats to the top. The clarified liquid (effluent) then flows into the drainfield, where it percolates into the soil for final treatment, helping to enrich the soil with nutrients. 

By understanding this process and identifying where each component lies, you can avoid costly mistakes, such as parking a vehicle over your drain pipes, and identify issues as they arise at the source.

Basic Septic Tank Maintenance: How Homeowners Can Help Their Septic

Septic tank maintenance doesn’t have to be expensive;, by practicing just a few housekeeping steps, you can greatly extend the life of your septic system.

Watch What You Flush

Whether you have a sewage system or a septic tank, you can greatly extend the life of your pipes and wastewater conveyance by limiting the amount of solid materials you flush down the drain. Some of the most common waste products that end up clogging pipes and slowing down drainage include:

• Grease, fats, or oils
• Feminine hygiene products
• Paper towels or wipes (even “flushable” ones)
• Harsh chemicals (bleach, drain cleaners)
  Paints, solvents, or medications

Most experts also caution against using garbage disposals altogether, as residents are more likely to flush solid waste products through their pipes instead of their garbage. 

Additionally, consider switching to septic-safe toilet paper and eco-friendly cleaners.

Conserve Water Usage

Septic systems are designed to process a certain volume of water each day. Overloading the system can flush solids into the drainfield or prevent the tank from properly separating waste.

Some tips to reduce water usage include:

• Fixing leaking faucets and toilets immediately
  
• Spreading out laundry loads during the week
• Using low-flow showerheads and toilets
  
• Only running dishwashers and washing machines when full
  

Overuse can strain an already sensitive system in areas like NEPA with older homes or high water tables, especially during wet months.

Avoid Septic Additives

Some companies market septic additives as a way to eliminate pumping or boost bacterial activity. While these products might sound appealing, most experts, including the EPA, agree they’re unnecessary and sometimes harmful.

Additives can disrupt the natural bacterial balance in the tank, slowing down decomposition. Additives can also push solids into the drainfield prematurely and void your warranty.

Protect the Drainfield

Your drainfield is essential to the system and needs protection from compaction, contamination, and excessive water.

We strongly caution against parking heavy vehicles on the drainfield or planting trees near the drainfield. Limiting erosion in the drainfield and direct downspouts from the house away from the drainfield is also wise. 

Maintain Good Records

Good record keeping can ensure you never miss a routine pump or inspection. Maintain a log of all septic services, including pumping dates, inspection reports, and any repairs or upgrades.

This information is helpful for routine maintenance, home sales, or diagnosing problems. In NEPA, where some systems date back decades, having historical documentation can be a major advantage when selling a house with a septic system.

Professional Septic Tank Maintenance

To truly guarantee a long septic life free of costly repairs, it’s essential to get routine maintenance performed by a professional every so often. 

Getting Your Tank Pumped Regularly

One of the most important steps in septic system care is regular pumping. Over time, solids accumulate in the tank and can overflow into the drainfield if not removed. This can clog the system and lead to failure.

Generally, we recommend pumping your septic tank every 3 to 5 years. However, your pumping schedule depends on your household size, tank size, and water usage habits.

Due to our area’s cold winters and clay-heavy soils, failing to pump your tank can quickly become a costly problem due to poor percolation and frozen drainfields.

Scheduling Routine Professional Inspections

Even if your system seems to be working fine, regular septic inspections can catch early warning signs before a minor issue becomes a major repair.

A certified septic professional in NEPA can check for:

• Sludge and scum levels in your tank
  
• Signs of leakage or backup
  
• The condition of the tank, baffles, and pipes
  
• Drainfield saturation or odor issues
  

Aim to have your system inspected at least once every three years, or more often if you have an older system with a history of problems.

Warning Signs Your Septic Needs Repairs

Septic system problems rarely go away on their own and are built to last for decades. Pay attention to the following red flags that your septic system may be in need of repair. 

• Slow-draining sinks or toilets
  
• Gurgling sounds from plumbing
  
• Wet, soggy, or unusually green patches of grass over the drainfield
  
• Sewage odors indoors or outdoors
  
• Backups in the lowest drains of the house
  

If you notice any of these issues, call a septic professional immediately. Delaying repairs can lead to complete system failure, which you don’t want during the winter. 

Caring for Your Septic System Pays Off

Your septic system is one of the most important parts of your home. With proper care, it can last 20 to 40 years or longer with little to no repairs. Unfortunately, neglect can lead to backups, environmental damage, and expensive system replacements.

Whether you live in the backwoods of Wayne County, the hills of Luzerne County, or the farmlands of Lackawanna, taking the time to properly care for your septic system ensures peace of mind, protects your investment, and safeguards NEPA’s groundwater and environment.

FAQs

Is it OK to use a garbage disposal with a septic system?

It’s not recommended. Garbage disposals add extra solids to your tank and can lead to faster sludge buildup.

Can I plant trees near my septic system?

No. Tree roots can invade pipes and tanks, causing damage. Stick to grass and shallow-rooted plants that won’t disrupt pipes underground. 

Are septic tank additives helpful?

Generally, no. Most additives are unnecessary and may harm your system or drainfield.

As Northeast Pennsylvania enters a housing shortage, new construction homes offer a way to relieve an overinflated market. 

Just drive by areas like Dallas, Clarks Summit, and Forty Fort, where demand is sky-high, and you’ll find dozens of new suburban developments and townhouse communities under construction. 

Most new construction homes come with the benefit of a choice location and feature modern appliances and fixtures, such as that ultra-desirable new kitchen. 

Unlike older homes with greater wear and tear, many home buyers trust newer construction homes to be free of defects.

However, new construction homes should always be inspected, as poor craftsmanship and improper foundation settling are common problems that can spread across these properties.

While the home builder warranty may cover you up to a year after construction, these problems can take years to manifest, though they may be spotted early. 

Here are nine common issues found in new construction homes in Northeast Pennsylvania and the importance of new home inspections.

1. Foundation Settling and Grading Problems

How much settling is normal for a house? That’s one of the most common questions from new homeowners who may notice cracks emerge on the walls and foundation of their new home. 

While a small amount of settling is expected in the first year of moving in, if you start to notice any of the following signs, it could indicate more serious foundation issues:

• Horizontal cracks forming in drywall, especially around windows and door frames
• Uneven floors that feel sloped
• Doors and windows that are difficult to open or stick
• Gaps forming between walls and ceilings
• Observable cracks in the foundation
• Water pooling around the foundation, leading to moisture intrusion in the basement or crawl space

While some of these are normal symptoms of advanced settling in older homes, they should ring alarm bells if observed within the first two years of occupying an entirely brand-new building. `

2. Improper Drainage and Water Intrusion

One of the most common builder mistakes we observe throughout all homes in NEPA is poor drainage from downspouts, malfunctioning sump pumps, and improper site grading. The heavy rain and snowfall observed throughout the area could have devastating long-term effects on your foundation, asphalt, and landscaping.

While improper downspouts can be easily fixed, poor or improper grading can be much more costly and should be addressed by builders immediately before their warranty expires. 

3. HVAC System Deficiencies

Energy efficiency is in high demand among home buyers as energy costs continue to skyrocket in NEPA. However, central air systems and new boilers may be among the most expensive and consistent repairs you make if they are improperly installed.

Some common issues we frequently observe with newer HVAC systems are almost always owed to poor workmanship, such as improper ducting, missing return vents, or incorrect sizing. 

If left unchecked, your HVAC system could end up driving up your utility costs and lead to more costly repairs down the road. 

4. Insufficient Insulation and Air Sealing

While newer homes tend to have better insulation than older homes, poor contractor work can lead to a bevy of issues. Chief among them is improper air sealing, allowing for outside air and pests to get in and settling if blown-in insulation is used. 

Not only can improper insulation lead to higher utility bills, but it can also lead to faster degradation and moisture issues if proper ventilation is not installed.

5. Roofing and Siding Issues

Unfortunately, virtually any home with a new roof or siding can suffer from issues related to poor construction.

Exposed nails, rising shingles, and poor decking are among some of the most common issues we see, even in recently installed newer roofs. 

Likewise, if the same roofing contractor was used for siding the house, poor workmanship can easily allow water to enter behind the panels, leading to a whole host of issues behind your walls. 

Again, we strongly urge buyers to inspect new roofs and siding just as you would an older roof and siding, as these are complicated projects that are subject to human errors. 

6. Electrical System Problems

Modern homes have greater electrical demands than ever, but in some new construction houses, the wiring doesn’t reflect that. Builders may use minimal circuits to save money or fail to include enough outlets, leading to the following issues:

• Breakers that frequently trip
  
• Insufficient kitchen or bathroom outlets
  
• Missing GFCI protection near water sources
  
• Loose or poorly installed switches and outlets
  

In fact, one home inspector from Arizona recently went viral for exposing many of these same issues found in new builds around the Phoenix area. 

7. Plumbing Concerns

Hand-in-hand with electrical concerns tend to come from plumbing concerns. While not as common in newer homes, cheap materials and rushed work can still lead to leaks, low water pressure, and slow-draining pipes that can aggravate homeowners long-term.

Unfortunately, these issues may not be visible during an initial home walk-through but can easily be spotted by your home inspector. 

8. Cosmetic Defects and Inconsistent Finishes

One of the most telltale signs of rushed work or poor builder quality is cosmetic defects found throughout the home. This may be noticeable on the trim, paint lines, or caulking of important fixtures. In extreme cases, we’ve observed cabinets and appliance doors that don’t close properly due to poor work. 

9. Window and Door Problems

Finally, diagnosing window and door seal problems may be difficult for homeowners without a proper inspection, but they can result in heat loss and other issues throughout the year. For example, you may start to witness window fog due to poor seals or doors that don’t open or close properly. 

Over time, these issues will get worse, either requiring an entirely new frame or fixture for your door or window.

Why Multiple Inspections Are Important for New Builds

Most experts recommend that at least three home inspections be conducted during the home construction process:

• Pre-Construction Inspection: Observes the foundation and grading of the site property.
• Frame Inspection: Analyzes the framing of the home. 
• Pre-Drywall Inspection: Analyzes interior components, such as electrical work and plumbing. 

Afterwards, home buyers should conduct their final walk-through inspection covering the home’s totality from the foundation to the roof. 

Remember, mistakes can happen even if you work with a reputable builder. Plus, much of the work involved in constructing a home is outsourced to subcontractors, so all it takes is one mistake by any of these companies to put you on the hook for thousands of dollars in repairs. 

How Much Does a Builder’s Warranty Cover?

Unfortunately, many home buyers forgo an inspection on new construction, trusting the builder’s warranty to cover any defects that may manifest. However, most standard builder’s warranties only last 6 months to a year, covering workmanship and materials.

Long-term warranties, such as a 2-year warranty, may be purchased to cover repairs to electrical, HVAC, or plumbing work, but you could also save more money by getting a qualified home inspection in NEPA. 

Even getting a post-sale inspection can help cover any issues listed under the warranty so that you do not have to pay out of pocket in the future. 

FAQs

How much settling is normal for a house?

Most homes will settle slightly within the first year—up to 1/2 inch is generally considered normal. Horizontal cracks or cracks wider than 1/4 inch may signal more serious issues.

Are foundation cracks in a new home serious?

Hairline cracks are common due to settling, but wider or stair-step cracks may indicate structural problems and should be evaluated by a professional.

Can I negotiate repairs with a builder?

Yes. Most builders will address punch-list items before closing. Having an inspection report can help you make a stronger case.

All that glitters is not gold. Many home buyers in Northeast Pennsylvania mistakenly assume that new construction homes are built to better standards and quality than older homes. 

Unfortunately, craftsmanship can vary wildly between builders, and new builds have their share of problems that existing homes may not need to worry about. 

Unlike older homes with settled foundations and years of stability to boot, it can be difficult to predict what types of problems a new construction home can have.

Contrary to popular belief, you should never skip a home inspection on a new construction home, and most experts recommend getting several inspections to ensure proper quality.

This guide will discuss the various issues that new construction homes may run into and the importance of a home inspection for new builds. 

Do I Need an Inspection on a New Construction Home?

Yes, a new construction home inspection is recommended anytime you’re looking to buy a new build. In fact, as we’ll explain below, we recommend getting multiple inspections for the first year of the home to proactively address issues that may form over the home’s life.

It’s a common misconception that new homes don’t need to be inspected because they are built to higher standards and follow local municipal code. However, code enforcement officers only inspect for very specific building requirements and don’t offer much judgment in the way of craftsmanship. 

Poor craftsmanship or quality materials can lead to significant issues in just about every part of the home if proper QA or an inspection doesn’t catch these. 

A third-party home inspection works in your favor, giving you an unbiased, detailed report of what’s right and wrong with a new build before you finalize the sale or run out of warranty coverage. 

New Construction Home Checklist: What Inspectors Look For

A new construction home inspection covers many of the same essentials as an inspection on an older property, but with extra focus on build quality and craftsmanship. Even brand-new homes can have issues that stem from rushed work, subcontractor errors, or overlooked details

Here are the key areas a home inspector will evaluate, along with the types of questions they’ll be asking during a new construction inspection:

• Foundation and Grading: Are there any signs of poor settling, like cracked walls or ceilings? Does the ground slope away from the home? Are downspouts and drainage systems directing water properly?
• Roof and Attic: Are the shingles installed correctly? Are nail pops visible? Is flashing properly sealed? Is the attic well-ventilated to prevent moisture buildup or energy loss?
• Insulation: Is insulation installed evenly and according to local energy code standards? Are there gaps, compression, or missing areas that could affect performance?
• HVAC System: Is the HVAC system properly sized for the home? Are ducts sealed and delivering balanced airflow to every room?
• Electrical System: Are GFCI and AFCI outlets installed where required? Are outlets and switches correctly wired? Is the breaker panel clearly labeled and safe?
• Plumbing System: Are there any signs of leaks at fixtures or under sinks? Is the water pressure consistent? Are drains and venting systems functioning properly?
• Windows and Doors: Are all windows and doors square and opening smoothly? Is weather stripping in place to prevent drafts? Are locks and latches secure?
• Floors and Walls: Are floors level and free of creaks or movement? Are there any visible blemishes, nail pops, or cracks in the drywall?
• Appliances and Fixtures: Are all installed appliances functioning correctly? Have they been installed according to the manufacturer’s specifications?
• Code Compliance: Are all permits on file and up to date? Does the home meet current building codes and include a valid certificate of occupancy?

Even if everything looks brand new, hidden issues can lurk behind finished walls or under flooring that can be difficult and expensive to repair later. Getting a new home inspection allows these issues to be rectified before your warranty expires and ensures your home is actually built to modern standards.

Common Issues Found in New Construction Homes

Based on our prior experience of inspecting both newer and older homes in NEPA, we’ve learned what issues commonly plague new homes and where exactly to look to find these issues that other inspectors might miss. That said, here are five common issues we find with new construction homes in the area. 

1. Improper Foundation Settlement

It can be difficult to tell how a new foundation will settle with time and affect the home’s overall structure. However, many key signs, such as stair-step cracks and cracked drywall, may point to potential settlement issues. 

Foundations are among the most expensive repairs to make, so identifying these issues early, before you are liable for their repairs, is critical. 

2. Plumbing Leaks or Poor Drainage

While builders are responsible for the house’s main structure, much of the “guts” of the home will be outsourced to contractors. Unfortunately, one of the most common flaws we find with substandard contractor work is plumbing errors, such as leaks, improperly caulked fixtures, and cheap materials. 

3. HVAC Imbalances

HVAC systems are among the most costly systems to repair and maintain, so it’s important that any new systems are installed properly and free of error. Some common issues we see with shoddy HVAC work include improper ductwork, which can lead to leaks in the system and imbalances that damage the system over time and impact your energy efficiency. 

4. Poorly Installed Roofs

Even new roofs can suffer from common issues associated with old roofs, including popped nails, missing flashing, or inadequate attic ventilation. While you may not notice leaks or damage right away, this will quickly accelerate your roof’s aging and poor condition. This is also one of the most difficult flaws to identify without a proper home inspection, which is why a roof inspection on new builds is so critical. 

5. Cosmetic Flaws and Incomplete Work

Finally, it’s not uncommon to see poor quality craftsmanship that can lead to cosmetic flaws on exceptionally poor builds. For example, we often find rushed work in uneven cabinets, doors that don’t close properly, or even windows that condense due to a poor seal. These flaws will be especially irritating to homeowners.

When to Get a New Construction Home Inspected

Ideally, a new construction home should be inspected multiple times during construction and post-construction. 

1. Pre-Drywall Inspection

This inspection should occur before any insulation and drywall are installed. This allows the inspector to see behind the walls and check the framing, plumbing, wiring, and HVAC layout. If there’s a problem, it will be much easier to correct now than after finishes are applied.

2. Final Walkthrough Inspection (Before Closing)

A comprehensive inspection should be done just before you move in to inspect all visible systems and finishes to ensure they were completed correctly and meet safety and performance standards. 

These inspections give you a window of opportunity to request repairs or hold back final payment until issues are corrected, so don’t skip them.

3. Post-Purchase: A 1-Year Inspection

Unfortunately, many issues with new construction homes may not manifest themselves until after the homeowner has occupied the house for a few months. Since most new construction homes come with a builder’s warranty that covers workmanship and materials for one year, it’s essential to get an inspection done before your warranty expires to address any issues and save money. 

If you want to build a new home or purchase a new construction home, don’t wait for a proper home inspection. Mountain to Valley’s home inspections can help you proactively address repairs before purchasing a new build or your warranty expires, so you save money and have peace of mind.

FAQs

Do I really need an inspection for a brand-new home?

Yes. While new homes must pass municipal code inspections, those are limited in scope. A third-party inspection offers a more thorough evaluation of craftsmanship, installation quality, and potential defects before you close.

What’s the best time to schedule an inspection on a new construction home?

There are typically three key times: pre-drywall (before insulation and drywall go in), right before closing (final walkthrough inspection), and around the 11-month mark (before your builder’s warranty expires).

While many of the older generations prefer new builds, a growing number of millennial home buyers are opting to buy older houses. 

In addition to the craftsmanship and attention to detail that older houses boast, younger generations who are more eco-conscious take greater pride in restoring old buildings. 

Fortunately, there is no shortage of older houses in Northeast Pennsylvania. From the Queen Victorians of Green Ridge to the craftsman-style, American Four Squares, and colonial houses sprinkled throughout the Valley, home buyers have their pick of the litter when it comes to finding a vintage home in NEPA. 

The condition of older homes in our area varies based on how well previous homeowners took care of the property, as well as environmental conditions. 

Older homes tend to boast an established foundation and mature landscaping, but may suffer from aged siding, outdated electrical work, or corroded plumbing. 

Getting a proper home inspection can ensure that any investment you make into an older home is safe and free from surprise repairs. 

If you are considering buying an older home in Northeast Pennsylvania, here are a few factors you will need to consider.

The Benefits of Buying an Older House in NEPA

The perception surrounding older houses varies from buyer to buyer, with some viewing an older house as more of a project than a treasure. While every house will run into its fair share of issues over the course of its life, there are many positives that an older house may boast over a newer one.

1. Character and Craftsmanship: Older homes often feature architectural details that are difficult or expensive to replicate today. Built-in cabinetry, solid wood doors, crown molding, ornate fireplaces, and hand-carved staircases are just a few of the features you can find in an older home built before the 1970s in NEPA. These historic touches add charm and uniqueness that can increase their value with time. 
2. Established Neighborhoods: Older homes are typically located in long-established neighborhoods with mature trees, walkable streets, and a strong sense of community. These often fall in desirable neighborhoods like Waverly, Mountain Top, and West Pittston. 
3. Larger Lots and Yard Space: Depending on the plot, many older homes sit on larger parcels of land than are available in a new community. The landscaping is often well-established and many include other unique additions, such as a pool area, barn, or outdoor gazebo. 
4. Lower Purchase Price: Because they often require updates, older homes tend to be priced lower than newer, move-in-ready properties. Buyers willing to put in the work have an opportunity to build equity and customize the home to their liking over time.
5. Thicker Walls and Solid Construction: Many older homes were built with high-quality materials like plaster walls, hardwood framing, and stone foundations. These contribute to better soundproofing, structural stability, and a long-lasting building envelope—qualities that may sometimes run into issues in newer homes.

Common Issues to Look For in Older Houses

On the flip side, older homes can come with their fair share of challenges, especially if they were poorly maintained. Some of the most common issues associated with older homes in the area we’ve run into include:

1. Foundation and Structural Issues

One problem with older home designs is that they often suffer from poor drainage, which allows water to build up around the foundation and exert pressure on it. Additionally, established tree roots can slowly make their way under the foundation or any retaining walls and affect their stability over time. 

Studying cracks in the foundation is key to identifying any underlying issues and acting to prevent them from spreading. 

2. Old Electrical Systems

Homes built before the 1960s often possess outdated electrical systems that may not meet today’s safety standards. Some of the most common issues include: 

• Knob-and-tube wiring
• Fuse boxes instead of circuit breakers
• Ungrounded outlets
• Overloaded circuits due to modern appliances

In addition to not meeting local code requirements, they can present fire hazards and other issues for your home. Since these issues aren’t always visible to the naked eye, it reinforces the importance of getting a proper home inspection. 

3. Plumbing Problems

Plumbing problems can be one of the most expensive and destructive in any house. Natural corrosion will eat away at lead, copper, or cast iron pipes, which can leach harmful chemicals into your water and eventually burst and flood your walls. 

It’s always recommended to test the water pressure in any home you want to purchase and inspect the pipes and water color. Advanced green pipes could indicate oxidation, which will most likely result in a leak at some point. Of course, newer materials, such as PVC piping, are just as susceptible to leaks, so a proper plumbing inspection is often recommended for older homes. 

4. Roof Age and Condition

The northeast’s harsh winters and wet springs can impact roofing materials. Depending on the roof’s age, it’s not uncommon to start noticing small leaks after prolonged rain and other signs of damage, including popping nails and lifted shingles. 

Assessing the roof’s condition may be difficult from the ground level, which is why Mountain to Valley Home Inspections uses a drone to perform inspections of the roof using a high-definition camera that can spot issues clearly. 

5. Insulation and Energy Efficiency

Many older homes in NEPA were built before modern energy standards existed, and may contain little or no insulation in walls, attics, or crawl spaces. A lack of insulation can contribute to higher energy bills, higher noise levels outside, and even more allergens inside your home. 

Some red flags we look for regarding insulation include drafty rooms, ice dams, or cold floors above crawl spaces. We also feel around windows and doors for drafts and will inspect any insulation present to ensure it’s not too settled or moldy. 

6. Moisture and Mold Issues

Indoor air quality is one of the most overlooked features of a home in most inspections. However, prolonged exposure to mold, lead, and other toxins can lead to allergy-like symptoms and cognitive decline. 

Our indoor air quality tests can help identify common toxins like mold and identify their source so that you can negotiate with a seller to get it remediated before the final transaction is made. 

7. Lead Paint and Asbestos

If a home was built before 1978, there’s a good chance it contains some form of lead-based paint. When it finally comes time to strip this paint or remodel the house, you could release massive dust clouds of lead paint into your home that anyone nearby can breathe in. 

Similarly, asbestos may be found in old insulation, vinyl flooring, ceiling tiles, or pipe wrap that could harm your lungs if disturbed. 

8. Pest Damage and Infestations

While just about every home is subject to pest infestations, older homes with wood frames may be more susceptible to termites and carpenter ants if the wood has been damaged by water in the past.

We should note that most older homes are built with a superior timber that is denser and actually more resistant to termites. However, that old-growth timber can easily invite termites and other wood-destroying organisms without proper care or poor drainage. 

Our wood-destroying organism inspections check for signs of termites and carpenter ants to see whether a past or present infestation exists or has damaged the home significantly. 

9. Outdated HVAC Systems

Finally, buying an older home in NEPA may mean dealing with less efficient HVAC systems or no central air at all. 

Most furnaces and air conditioning units have a 15–25 years lifespan, meaning that you could be on the hook for a $10,000 repair or replacement unit when the old one inevitably kicks the can. 

While most home buyers aren’t HVAC experts, you can get a pretty good idea of how well a unit was maintained by checking the filter and inspecting the ductwork and outside unit for any signs of damage.

Is Buying an Older House a Smart Investment?

Though building standards have grown over the 20th century, many homes built over a century ago can theoretically last hundreds of years with the right care and maintenance. With a combination of superior building materials and already settled foundations, a well-maintained Victorian or farmhouse could last for generations.

Additionally, older homes benefit from better pricing and, if in rough condition, can be fixed and flipped for a greater profit. 

That said, if you are buying an older home, you need a proper home inspection. Not only are older homes susceptible to problems associated with age, but many parts of the house may be outdated and not up to code. It pays to get a proper home inspection for the safety of your health and your financial investment.

FAQs

Are older homes in NEPA safe to live in?

Yes, older homes can be perfectly safe if properly maintained or renovated. A thorough home inspection is crucial to identify any safety concerns like outdated wiring, lead paint, or structural issues before you buy.

Can I get insurance on an older home?

Yes, but it might be more expensive or require specific updates (e.g., upgrading electrical systems or replacing the roof). Some insurers may also decline coverage for homes with knob-and-tube wiring or other outdated materials.

Faulty electrical wiring is responsible for over 53,000 home fires annually. 

Some of the most common culprits of electrical fires are:

• Frayed chords
• Loose electrical connections
• Damaged wire insulation
• Overheated wires
• Rodent damage to wires
• Outdated electrical wiring, such as knock-and-tube wiring

Many homes in Northeastern Pennsylvania also have not adopted the latest National Electrical Code standards, which mandate that all kitchens, garages, crawl spaces, bathrooms, and laundry rooms install ground-fault circuit interrupters (GFCI). 

These devices are designed to shut off electricity to circuits once a ground fault occurs, preventing your electricity from arching or overheating the wiring. 

While most people associate electrical issues with older homes, any home can suffer from these issues. 

Fortunately, spotting these issues is often not as difficult as most people think. By conducting routine home inspections of your electrical system and learning the signs of electrical issues, you can diagnose problems in real time and make repairs to protect your home. 

Dangers of Fault Electrical Systems

It’s easy to address issues in your home when you can spot them with your eyes, whether it’s a leaky roof or a leaky pipe. However, faulty wiring and bad circuits are dangerous because they occur behind closed walls. 

If left unchecked, damaged wiring, short circuits, and even outdated wiring could lead to:

• Electrical Fires: Damaged or overloaded wiring is a leading cause of house fires. Wires that overheat can ignite insulation, wood framing, or nearby household items.
• Electrical Shock: Exposed wiring or improperly grounded circuits can deliver painful or even deadly electric shocks, especially in areas like kitchens, bathrooms, and basements where water is present.
• Appliance Damage: Faulty wiring can create voltage spikes or inconsistent current flow, which may damage sensitive electronics or shorten the lifespan of appliances.
• Increased Energy Bills: Poor electrical connections force your system to work harder, which can waste electricity and drive up your utility costs.

Even small issues like loose connections or frayed wires can spark major trouble if left unaddressed. In addition to identifying and correcting these issues, it’s also important to update your home’s electrical system to modern standards. With that said, let’s explore six common electrical issues found in older and newer homes alike.

6 Signs of Electrical Issues Within Your Home

If you discover any of these nine potential electrical issues, be sure to perform a home inspection as soon as possible. 

1. Flickering or Dimming Lights: In some cases, a flickering bulb could be the result of a loose bulb, but it could also be a sign that your electrical system is struggling to keep up. Faulty electrical circuits can occur over time for several reasons, including damaged wiring, overloaded circuits, or loose connections.  
2. Frequent Circuit Breaker Trips: Circuit breakers are designed to trip (shut off) when a circuit becomes overloaded or short circuits. While this may be common where huge appliances draw too much power from the same circuit, frequent circuit trips could indicate a deeper problem. 
3. Burning Smell or Discolored Outlets: If you ever notice a faint burning smell (especially one like melting plastic) near outlets, switches, or your breaker panel, stop and investigate immediately. This can indicate a serious problem that needs to be addressed immediately, lest you risk starting an electrical fire inside your home. 
4. Sparking Outlets or Switches: A small spark when plugging in a device isn’t always dangerous and can even be common. However, if outlets or switches spark frequently, produce large or loud sparks, or accompany the spark with a burning smell or smoke, it could indicate damaged wiring or a short circuit within the wall. 
5. Outlets or Switch Plates That Feel Warm: Outlets and switches that feel warm to the touch during use could indicate a serious electrical issue that needs to be resolved immediately. In most cases, this is due to an overheated wire that has melted the insulation. 
6. Rodent Damage: Rodents such as mice and squirrels love to chew on insulation and electrical wires, especially in attics, basements, and inside wall cavities. Chewed wiring from mice can lead to a whole host of issues, including exposed wires, sparks, and short circuits.

The Problem with Outdated Wiring

Outdated wiring is one of the most common home inspection issues found in Northeast Pennsylvania, specifically knob-and-tube and aluminum wiring. 

In the former instance, the issue with knob-and-tube wiring comes when new insulation is installed near exposed wires and connections. According to InterNACHI–the leading organization for home inspectors–”(Knob-and-tube) K&T wiring is designed to dissipate heat into free air, and insulation will disturb this process. Insulation around K&T wires will cause heat to build up, and this creates a fire hazard.”

Again, any type of wiring is subject to its own issues, which is why adding in additional controls is important for minimizing risks. 

Modernizing Your Electrical System

In addition to common electrical faults and issues, our home inspectors also frequently note common improvements homeowners should make to outlets when buying or selling a home.

For example, we will point out any two-pronged outlets we find that lack sufficient grounding, which are at greater risk for electrical shock and fires. 

We also recommend that all homes install ground-fault circuit interrupters in required areas by code, especially any room where water is present. 

These simple investments can make your home safer and reduce the risk of an electrical fire or accident. 

The Importance of Home Inspections for Outdated Electrical Systems

A professional home inspection can help you avoid serious injuries or repairs that can result from a faulty or outdated electrical system. We recommend a home inspection anytime you buy or sell a home in Northeast Pennsylvania or whenever one of the potential issues above has been spotted. 

Contact Mountain to Valley Home Inspections today to schedule your home inspection and protect your home and your family.

FAQs

Are older homes more at risk for electrical fires?

Yes. Older homes are more likely to have outdated wiring, worn insulation, ungrounded outlets, and electrical systems that weren’t designed to handle modern power demands — all of which increase the risk of electrical fires.

How often should I have my home’s electrical system inspected?

For homes over 30 years old, it’s wise to schedule an electrical inspection every few years — especially before major renovations, after purchasing a home, or if you notice any signs of trouble.