For buyers, getting the right home inspections is a critical step of the home buying process. Inspections aren’t cheap, so some buyers wonder if they really need all of the inspections that their agent recommends. There are also a myriad of inspections available, so should buyers get every one just to be safe? I’m going to break down the home inspections that I recommend to my clients! Remember this is specific to the Portland metro area - different states or geographic regions may have different needs!

Whole Home Inspection

At a bare minimum, every buyer should have a whole home inspection. This is the basic inspection that covers the exterior and interior of a home - the structure, major systems, plumbing, electrical, crawlspace, attic, etc. As a reminder the inspector cannot open up walls or disturb the home in any way, and the inspection is looking at the condition of the home at that moment, so they can’t necessarily know absolutely everything about the home. But this is the best inspection to determine the overall “health” of the home - what is working well, what isn’t, what may need to be replaced in the future, etc. Attending this inspection is important, as the inspector will go over the results and give you the opportunity to ask questions and get to know the home better! For this inspection there isn’t a pass/fail component - all homes, even new construction, will have issues come up on the inspection. It is a matter of weighing the severity of the issues vs. the potential costs vs. seller involvement and more and determining how you would like to move forward. I recommend a whole home inspection to every buyer, including those purchasing new construction, condos and townhouses.

Radon Testing

Radon is an odorless, colorless, naturally occurring gas that exists almost everywhere in small quantities. In small quantities radon is generally harmless, but if there is a large concentration inside your home it can become harmful and potentially lead to lung cancer. Therefore, getting a radon test done during your inspection period is a health and safety issue! The test collects radon levels over 48 hours and gives you an average score of the radon in the home. If the home has high radon levels it doesn’t mean the home was constructed poorly or has a flaw, it just means that a radon mitigation system needs to be installed to keep the levels low. A radon test is always recommended for detached homes and townhouses, and sometimes for condo purchases as well.

Sewer Scope

A sewer scope is a must if you are purchasing a detached home on a sewer line! Most condo purchases would not need a sewer scope because the HOA is entirely responsible for the sewer line, and generally that applies to townhouses as well, although there are exceptions. I even recommend sewer scopes for new construction! During the sewer scope the inspector will run a camera through the sewer line and make sure there are no obstructions or intrusions and the water is flowing nicely through the sewer line to the city main. Sewer inspections are generally pretty pass/fail - either the line is good or it needs work. Sewer work and replacement can be costly, and a sewer backup can have terrible consequences, so this is an important inspection!

Underground Storage Tank Locate

Many homes used to have oil heating, which required a storage tank on the property. Some were kept in basements, and some were buried. Ideally when the tanks were retired the oil was properly drained and the tank was decommissioned, but this wasn’t always the case. If oil was left in an underground tank it has the potential to leak, which becomes an environmental hazard that can cost tens of thousands of dollars to clean up. When purchasing a detached home it is important to check public records to see if a tank was on the property and was properly decommissioned. If no information is found it is best to do an underground storage tank locate to see if there is a tank on the property. If there is, soil sampling should be done to make sure there is no contamination, and the tank should be decommissioned. Again, a leaking tank can be extremely expensive to mitigate, so having the inspection upfront is imperative! This is not necessary for condos or attached properties.

Additional Inspections

I’ve listed all of the inspections that I generally recommend above. However, certain homes may need other, more specific inspections! For example, if your home is on a septic system rather than a sewer line, that will need to be inspected. A well needs a specialized inspection. Sometimes the home inspector will recommend additional inspections based on their findings. Each property and transaction is unique, but this is a great starting point for what home inspections you will need during your purchase in the Portland metro area!