What we checked to reach this conclusion
We cross-referenced guidance from the two major inspector certification bodies, reviewed claims data from home warranty providers to identify which defects buyers miss most often, examined consumer complaint records from real estate commissions, and read peer-reviewed research on radon exposure risk. The goal was to identify not just what to inspect, but what the evidence shows actually gets missed — and what the consequences are when it does.
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Inspector certification standards reviewed Both ASHI (American Society of Home Inspectors) and InterNACHI publish detailed standards of practice that define what a compliant general inspection must cover — we used these as the baseline checklist.
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Home warranty claims data analyzed Industry claims data consistently shows that HVAC systems, plumbing, and electrical panels are the costliest post-purchase surprises — confirming these must receive extra scrutiny during inspection, not just a visual pass.
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EPA radon guidance consulted The EPA's established action level and testing protocols confirm that radon testing is not optional in any geographic area — it's a non-invasive, low-cost test with potentially serious health consequences if skipped.
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Sewer scope inclusion validated by plumbing industry data Licensed plumbers and home inspectors widely agree that sewer line condition is the single most common expensive defect a general inspection cannot detect — a camera scope costing $150–$300 routinely uncovers $5,000–$20,000 in needed repairs.
There's more than one inspection path — here's how to choose the right one for your situation
The right inspection package depends on the home's age, price, and what the general report turns up — but every buyer should have a baseline plan before the inspection contingency clock starts ticking.
What buyers try instead — and why it leaves them exposed
These shortcuts are tempting, especially in fast-moving markets, but the evidence is unambiguous: they consistently result in buyers discovering expensive problems after closing when they have no recourse.
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Relying on the seller's disclosure form alone — Disclosure forms depend on the seller knowing about defects and choosing to report them honestly; they have no mechanism for detecting issues the seller is unaware of (or conveniently unaware of), and they cover nothing about the sewer line, radon, or hidden moisture damage.
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Waiving the inspection contingency entirely to win a bid — This is an increasingly common competitive tactic, but it removes all your legal protection — if the inspector would have found a $30,000 foundation problem, you now own that $30,000 problem with no recourse against the seller.
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Using an inspector recommended by your buyer's agent without independent vetting — Some agents have relationships with inspectors who produce clean reports to protect deals; always verify an inspector's certification independently via the ASHI or InterNACHI member directories, and check their reviews on platforms outside the agent's referral ecosystem.
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Skipping the inspection on new construction because "it's brand new" — New builds fail independent inspections at a surprisingly high rate — inspectors routinely find improper flashing, missing insulation, reversed electrical polarity, and grading that directs water toward the foundation on homes that just passed the municipal code inspection.
What others did
47 community results-
MR
We almost skipped the sewer scope because the house was only 18 years old and the general inspector didn't flag anything. Our agent pushed us to add it anyway. Good call — there was significant root intrusion about 40 feet out from the house. We got a $6,200 seller credit at closing. That $175 scope paid for itself about 35 times over.
31 found this helpful -
JL
I attended the inspection and followed the inspector around the whole time instead of waiting outside. He pointed out something in the attic — improper bath fan venting directly into the attic space, not outside. It had been causing moisture buildup for years and there was early-stage mold on the sheathing. The seller remediated before closing. I would never have seen that in a written report the same way I understood it in person.
24 found this helpful -
DK
We did the full inspection package — general, radon, sewer scope — and felt pretty good. Radon came back just under the EPA action level so we didn't pursue mitigation. Six months in, we retested out of curiosity and got a reading that was over the threshold. I wish we'd installed the mitigation system anyway as a negotiating item at closing — it's cheap when someone else is paying for it. The inspection process itself was solid; I just underestimated how variable radon readings can be.
18 found this helpful
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