scope of work
What do you need done?
the guide
What an inspection is
A home inspection is a visual, non-invasive look at a house’s structure and systems — roof, foundation, drainage, electrical, plumbing, heating and cooling — written up in a report. Inspectors do not open walls, move belongings or guarantee what they cannot see, and specialist tests are usually separate.
What affects the price
Size and age of the house, a crawl space or outbuildings, and add-on services such as radon testing, wood-destroying insect inspection, well water testing, septic inspection and a camera scope of the sewer line.
Book early and attend
The agreement of sale usually sets a short deadline for inspections, so schedule as soon as it is signed. Attend the walkthrough at the end: seeing the issues in person makes the report far easier to act on.
Rules and paperwork in Pennsylvania
- Pennsylvania does not license home inspectors, but its home inspection law (68 Pa.C.S. Chapter 75) requires anyone performing a home inspection for a buyer to meet its qualification rules — generally full membership in a national home inspection association — to carry errors-and-omissions and general liability insurance, and to deliver a written report. The law also bars an inspector from selling repairs on a house they inspected within the prior year.
- Much of southeastern Pennsylvania is in EPA’s highest radon potential zone, and elevated levels have been found in every county. Test before finishing or sealing below-grade space; Pennsylvania certifies radon testers and mitigators through the Department of Environmental Protection.
Sources: Pennsylvania Consolidated Statutes, Title 68, Chapter 75 — Home Inspections; U.S. EPA radon zone map; Pennsylvania DEP Radon Division. Rules change — confirm current requirements with the agency and with your municipality.
Questions to ask before you hire
- Which national home inspection association do you belong to, and are you insured?
- What is excluded from your standard inspection?
- When will I receive the written report?
- What is your Pennsylvania Home Improvement Contractor registration number?
Frequently asked questions
Are home inspectors licensed in my town?
Pennsylvania does not license home inspectors. Its home inspection law instead requires association membership or equivalent qualifications, insurance and a written report. Philadelphia and some other municipalities may add their own requirements.
Is radon testing part of a home inspection?
Usually it is an add-on. Pennsylvania requires radon testers to be certified by the Department of Environmental Protection, and the test runs for at least two days with the house kept closed.
Can the inspector fix what they find?
No. Pennsylvania law bars a home inspector from selling repairs on a house they inspected within the past year, which keeps the report independent. Get repair quotes from the relevant trades.
the crew
Verified home inspection contractors
We are still onboarding verified home inspection contractors. You can submit a request and we will tell you honestly if we cannot match it — your details are never shared unless a verified contractor is available.