3. Lead-based paint inspection
The federal government banned the use of lead-based paint in 1978, but older homes and even some built since then still can contain it.
Lead is a naturally occurring toxic metal that poses many risks to the human body, including damage to blood cell production, calcium absorption, and muscle movements, while high levels of lead can even cause kidney and brain damage, according to KidsHealth.org.
The CDC notes that kids are especially vulnerable to the risks of lead exposure, while the substance can also pose harm to pregnant women and their unborn children.
During a lead-based paint inspection, a lead inspector will do a visual inspection and look for chipped or peeling paint around the house. The inspector will then collect paint samples from each room – typically paint chips or dust wipes – that are later evaluated in a lab.
Costs:
Around $335 on average nationwide. (If lead is identified, lead-based paint can be encapsulated, or covered with a specially formulated liquid compound, for $55 to $75 per gallon; removing lead paint costs $5,000 to $10,000 on average.)
Who to hire:
Depending on your state:
(See the EPA guidelines for more information on the right route for your state).
When to get it:
Recommended for any home built before 1978.
4. Pest, termite, or rodent inspection
During a pest inspection, an inspector checks the exterior and interior of your property for any signs of infestation, damage, or areas that are attractive to pests. This can involve taking moisture readings with a meter and looking for other signs, such as mud tubes (small tunnels that subterranean termites build to access food); piles of wings; damaged wood (crushed joints; sounds hollow when tapped); moist wood; bubbling and buckled paint; gnawed wiring; or droppings, especially from mice.
Costs:
Some home inspection companies will bundle into their services a pest inspection for an additional fee. An independent inspection from a licensed pest inspector or pest management company costs an average of $450, although it can range from $250 to $675, depending on the company you use.
Who to hire:
Licensed pest inspector or local pest control expert
When to get it:
Ask your agent about which types of pest inspections are standard for the area (in the Midwest, you might want to check the crawl space for signs of mice; whereas in Arizona, it’s the scorpions that roam.) Some financing, such as VA and FHA loans, requires a termite or pest inspection.
5. Radon inspection
The EPA estimates that nearly 1 out of every 15 homes in the United States has elevated radon levels, which can increase the risk of lung cancer. Scientists estimate that each year, 15,000 to 22,000 lung cancer deaths nationwide are related to radon. You need to be concerned when the radon level in your home registers 4 pCi/L (picocuries per liter of air).
Two short-term tests of two to three days each, or a long-term test of 90 days, are certified ways to measure the radon in your home. The test needs to last for such a long time because interior radon levels can fluctuate based on the ground shifting and other factors. To be valid, the test should be recent, e.g., within two years, especially if the home you’re buying has been renovated or altered since a previous test.
(Depending on where you live, your home inspection may also include testing for methamphetamine, which when produced, permeates the surfaces of a home and property. Sellers in more than half of states nationwide are supposed to disclose whether a home was used to manufacture meth.)
Costs:
Radon can be bundled into the cost of a standard home inspection for $90 to $250 on top of the home inspection fee. Radon tests separate from the home inspection average $420 nationwide.
Who to hire:
Sellers can test for radon themselves by purchasing a DIY kit at a home improvement store or from National Radon Program Services, but buyers frequently want an independent party to handle the test, in which case they can find a qualified company a few different ways:
When to get it:
Radon is most likely to be elevated in the lower levels of a home, so if the property has a basement and/or crawlspace, test for it so you can potentially ask for remediation in those areas.
6. Electrical inspection
Your home’s electrical system is a vital component of protecting your family. Electrical distribution or lighting equipment in the home remains the third leading cause of home fires, according to the National Fire Prevention Association. An electrical inspection goes so far as to check for ungrounded outlets, exposed wiring, spliced wires, improperly modified electrical panels, and other issues that could pose a risk.
Costs:
An electrical inspection can cost a national average of $75 to $125, although some companies offer free basic checkups for residential clients.
Who to hire:
A licensed electrician or electrical contractor
When to get it:
The Electrical Safety Foundation International (ESFI) of Rosslyn, Virginia, the premier nonprofit authority dedicated to promoting electrical safety at home and in the workplace, recommends an electrical system inspection for anyone purchasing a home that was previously owned.
The ESFI also recommends this inspection if a home is 40 years old or older, has undergone major renovations, or added major appliances within the last 10 years.
7. Heating, ventilation, and air conditioning (HVAC) inspection
An HVAC inspection can be a great way to determine how well a homeowner has maintained the central heating and cooling system of their home and what kind of shape it’s in. A dirty or neglected HVAC is a major cause of system failure down the line. During an HVAC inspection, a professional will look at the system’s thermostat calibration, heat pumps, electrical connections, air filters, safety controls, and quality of installation, among a long list of other checks they can do just for this one house component.
Costs:
About $300 on average nationwide
Who to hire:
A reputable heating and air conditioning company in your area (ask your agent or inspector for a recommendation)
When to get it:
If a home inspector measures a questionable temperature reading from your furnace or air conditioner, or flags any other issues, an HVAC specialist can determine whether the unit needs to be fixed or replaced, or they may single out other issues such as whether a home’s thermostat’s sensors are blocked.
8. Asbestos inspection
Up until the late ’80s, many roofing, paint, tiles, and other building materials in residential homes were made with asbestos. Researchers discovered that exposure to asbestos, when damaged or disturbed, can cause chest pain, shortness of breath, and abdominal pain, leading to longer-term health problems. However, asbestos only poses a health threat when it’s disturbed and the fibers are released into the air, which could happen with a renovation or home improvement project.
If a general home inspector thinks a home may have asbestos, the inspector typically will only identify it as “asbestos-like material” because asbestos can only be positively identified under a microscope, according to the International Association of Certified Home Inspectors. Testing for asbestos can be very dangerous due to the risk of releasing harmful fibers, so you’re better off working with professionals who will use a special tool to cut into any materials in question and gather a sample for testing.
Costs:
Onsite sampling from a team of specialists ranges from $230 to $781, while air monitoring after removal can cost $300-$1,200.
Who to hire:
Asbestos abatement company
When to get it:
Sellers are required to disclose the presence of asbestos in a house if they know about it. If the home you’re buying was built before 1980 (and especially if any floor tiles are those 9-by-9-inch squares), ask your agent if it’s a good idea to test for asbestos. If asbestos is identified, you may be able to negotiate for a repair credit or request the asbestos be removed – or the more likely case, contained – but the seller is not obligated to do so.
