Things a Buyer Should Know About Inspections & Testings

PEST INSPECTION
Often referred to as a termite inspection, it is required by most lenders. The cost should range from $40 to $65 and is the responsibility of the buyer. A termite inspection is a visual inspection only and, as such, is not guaranteed. The inspector can not see into walls and other structures so he only reports on what he sees. If no visible evidence is found, it does not mean no pests are present although it is taken as a good indication of the lack of pests. We recommend that you consider having a pest control contract which assures you that if pests are discovered during the term of the contract, the pest control company will treat the structure. Most companies in the pest control business can provide this coverage.

HOME INSPECTION
Home inspections are recommended as a means of obtaining an unbiased assessment of the condition of a property. As the buyer you may accompany the inspector and observe exactly what he looks at and get his comments. He will provide a written report, which details the results of his inspection. A Home inspection is the buyer's responsibility and costs around $275 to $500. The important thing to keep in mind is that every home regardless of age has defects. You should be concerned about serious defects, which can be costly to you as the new owner. Defects which are discovered can often be negotiated with the seller as far as who will repair the problems. Read the contract wording to understand your responsibilities and those of the seller.

RADON TESTING
Radon is a naturally occurring radioactive gas, which is present in the central Pennsylvania region. Some areas have very high levels but most areas are marginal in relation to the recommended guideline of 4 picocurries per liter. We see high readings along the mountain range to our north and along some hilly regions. Within the river basin area the readings can vary from 1 to 10. Testing is done by the placement of a canister in the house for about 48 hours. The canister is then sealed and sent to a laboratory, which reads the amount of radioactive gas trapped in the canister. The testing must be done by a certified technician in order to be used as part of the contract. If high levels are found, the condition can be easily remediated. By sealing cracks and openings in the basement floor and installing a vent which sucks the gas from under the foundation and releases it to the atmosphere. Radon readings can vary considerably from house to house and the readings are strongly influenced by climatic conditions. Testing costs range from $100-$150.

LEAD TESTING
Homes built before 1978 may contain lead-based paint. Old paint can present serious health risks to young children. A well kept home is relatively safe if the old paint is covered with newer non-lead based paint. Lead testing can be expensive but must be considered especially by families with young children. Lead paint removal can be costly.

ON SITE SEWAGE SYSTEMS
The testing of septic systems is a visual inspection done after the holding tank has been pumped. The inspector looks at the physical condition of the tank and baffle and looks at the drainage field. He certifies that on the day of the inspection the system appeared to be functioning properly. This is not a guarantee that it will continue to operate correctly. Certifications costs range from $275 to $400

WATER QUALITY
A good quality water supply is critical. If you are buying a home with a well it is recommended that you have a water test. You can test for coliform bacteria, which determines the portability of the water. This costs about $65. A chemical analysis will cost more depending on the chemicals you want tested. An important consideration for any well system is the volumetric capacity of the well. In other words can it supply the amount of water you need at the rate you need it. You can ask that this be determined. A minimum flow rate is 3 to 5 gallons per minute for most households. Both bacteria & chemical tests normally cost $150.

It is important to understand that you have the right to have any or all of these inspections. A real estate agent is not an inspector. If you have concerns, have the inspections!