Housing inspection protocols are designed to protect homebuyers from purchasing homes with major defects or safety hazards. In addition, the seller of a property in PA is required to disclose any known material defects or safety hazards to potential buyers through a seller’s disclosure form. This form is required for all real estate transactions of 1-4 family dwellings. When purchasing property in Pennsylvania it is recommended that you fully review and understand the information provided on the seller’s disclosure as well as have an independent inspection of the property performed for your protection.

General Requirements

Pennsylvania law does not require home inspectors to be licensed in the state to perform inspections but they are governed by statutes. This means that a home inspector must conduct their inspection in accordance with the standards of practice set forth by a professional home inspection trade association such as ASHI or the NACHI. It further outlines consumer remedies as they relate to a home inspection, and establishes penalties for misrepresentations of fact in an inspection report. Under the law, home inspectors are required to maintain errors and omissions and general liability insurance.

Inspection Process

During a home inspection, the inspector will evaluate the property for defects and safety hazards. The inspection typically takes a few hours and covers both the interior and exterior of the property. The inspector will evaluate the following areas:

• Roof: This area includes the roof surface, chimney, soffits, flashing, and gutters.

• Foundation: This area includes the overall condition, cracks, structural concerns or signs of settlement.

• Electrical: This area includes the service panel, outlets, and switches.

• Plumbing: This area includes supply lines, drain lines, fixtures, and the water heater.

• Heating and Cooling: This area includes a review of the heating and air conditioning systems— both indoor and outdoor units.

• Interior: This area includes walls, ceilings, floors, and windows.

• Exterior: This area includes siding, windows, and doors.

The inspector will evaluate the property for safety hazards, defects, general maintenance and upkeep as well as make notes on the life expectancy of each area. If any defects or safety hazards are identified, the inspector will note them in the inspection report. It is important to know that these inspections are non-invasive meaning they do not open up, take apart or otherwise alter the item being inspected. While a home inspector may remove the cover of the electrical panel to check the wiring, they will not take apart ductwork to inspect the inside. Many times roofs are observed from the ground or drone footage and not an actual visual inspection from the roof. Should you want to get a more in depth inspection of items like the HVAC system or roof, you should consult a trade professional to inspect these items during your inspection contingency period.

Environmental concerns must be tested to determine if a home has any of the following: lead, radon, asbestos etc. If these are of particular concern to you, you will want to ask your home inspector about testing.

Code Compliance

Each municipality may have a code requirement in place for properties that are sold. If this is the case in the municipality, a building code official will do their own inspection and make a determination of what repairs must be made on the home to bring it into compliance. During your negotiations, you will want to determine who takes responsibility of this code violation list. This code list is not to be confused as a home inspection as they are not intended for the same reasons nor do they cover the same areas. A code inspection is about safety of the occupant and to protect against injury or even death in the event of a fire. A home inspection is about the overall health of the entire building. A code official will be concerned about egress and smoke detectors while a home inspector is concerned about the age of your heating system.

Understanding an Inspection Report

The first step beyond the home inspection is to thoroughly review the inspection report. The report should provide a detailed description of the property, including photographs of the property and any defects or safety hazards that were identified.

It is important to understand that not all defects identified during a housing inspection are necessarily significant enough to impact the value of the property. For example, a small crack in the driveway may be identified during the inspection, but it may not be significant enough to warrant a repair. On the other hand, some defects may be significant and could impact the value of the property. For example, a leaking roof or a faulty electrical system could be significant enough to require repairs before the sale of the property can be completed.

Most inspection reports will categorize areas into major, minor and safety concerns. Major concerns are generally the ones that might require further evaluation by a trade professional. Safety concerns are usually areas that mimic code regulations and you should make a plan to address these concerns during your ownership.

Prioritizing Repairs

After reviewing the inspection report, you should prioritize which repairs are necessary and which repairs can wait until after the purchase is completed. If you have concerns about the condition of the property, you may want a contractor to provide an estimate of the cost of the repairs. It is important to keep in mind that the seller is not necessarily obligated to make all repairs identified during the inspection. The seller may agree to make some repairs, but not all repairs. A skilled Broker or Real Estate Agent will help you navigate your inspection results and determine what, if any repairs to request. Ultimately this means you are entering negotiations again. Both parties will have equal options and rights as a part of the contract. The overall goal would be to find an amicable solution to any inspections concerns noted during these inspections. If the buyer and seller cannot come to an agreement, a contract termination may follow.

As always, consult your attorney before entering into or terminating any real estate transaction or to obtain legal advice on any of the topics noted in this article.