Home Inspection Checklist for PA Buyers

Thinking about buying a house in Lancaster, PA? Whether you're a first-time homebuyer or relocating to beautiful Lancaster County, a thorough home inspection is one of the most important steps in your journey. The Lancaster PA real estate market includes a mix of charming historic homes, modern new builds, and everything in between—so knowing what to look for during a home inspection is key to making a smart investment.

In this guide, we’ll walk you through everything you need to know, from the inspection timeline to what should (and shouldn’t) raise red flags, including a free downloadable checklist you can use on inspection day.

How the Home Inspection Process Works in PA

In Pennsylvania, the home inspection typically happens within the first 10 days after your offer is accepted and both parties sign the Agreement of Sale. This period is often called the inspection contingency window, and it gives buyers the right to inspect the property before fully committing.

Here's how it fits into the buying timeline:

• Offer Accepted → Clock starts on inspection period

• Schedule your home inspection ASAP (many inspectors book quickly)

• Attend the inspection with your agent

• Receive a full written report within 1–2 days

• Decide whether to move forward, renegotiate, or walk away

What to Bring & Prepare For on Inspection Day

As a buyer, your role isn’t to inspect the home yourself, but you should be present during the inspection. It’s a great opportunity to learn about your future home and ask questions.

Your home inspection team usually includes:

• A licensed home inspector

• Your real estate agent

• You (the buyer)

Bring:

• Notebook or phone for notes/photos

• Questions for your inspector

Detailed Home Inspection Checklist

Here’s what a typical Pennsylvania home inspector will evaluate:

Exterior

• Roof (shingles, flashing, leaks)

• Siding, paint condition

• Gutters/downspouts

• Grading/drainage away from the house

• Foundation cracks or settling

Interior

• Windows and doors (function & seal)

• Floors, ceilings, and walls

• Attic insulation and ventilation

• Evidence of moisture or mold

Electrical

• Outlets and switches working properly

• GFCI outlets in kitchens, baths, exterior

• Breaker panel labeled and clean

• No exposed wiring

Plumbing

• Faucets, toilets, showers

• Drainage and water pressure

• Hot water heater age and function

• Signs of leaks or pipe corrosion

HVAC (Heating, Ventilation, A/C)

• Furnace and A/C operation

• Air filter cleanliness

• Ducts and vent airflow

• Thermostat functionality

Appliances (if included in sale)

• Stove/oven

• Dishwasher

• Refrigerator

• Washer/dryer

Environmental Hazards

• Radon test results

• Mold/mildew signs

• Pest or termite evidence

• Asbestos (especially in older homes)

Safety Concerns

• Smoke & CO detectors working

• Secure stair railings

• Trip hazards (thresholds, uneven flooring)

• Bedroom egress windows

How to Interpret the Home Inspection Report

After the inspection, you’ll get a detailed report that may look intimidating at first—don’t panic! Most homes have a list of minor issues.

Here’s how to evaluate:

• Major safety issues: Prioritize these (electrical, structural, environmental)

• Code updates: Some older homes aren’t up to current codes but may still be safe

• Cosmetic flaws: Usually not dealbreakers

Your agent will help you decide what’s worth negotiating.

What Happens If Issues Are Found?

If your inspector uncovers concerns:

• You can negotiate repairs or credits

• You can walk away if the issues are dealbreakers

• You can accept the home as-is

The PA standard Agreement of Sale includes an inspection contingency, so you’re protected if things go sideways.

Lancaster-Specific Issues to Look Out For

Lancaster County homes have some unique quirks due to age, soil, and climate:

• Older homes in the city may have knob-and-tube wiring or stone foundations

• Basement moisture is common due to clay soil

• Radon is prevalent in many Lancaster County homes—get a radon test!

• Historic properties may have restrictions on renovations or repairs

Buying a house in Lancaster PA means being aware of these regional factors before you close.

Should You Hire Specialists for Additional Inspections?

Your general inspector may recommend:

• Radon testing

• Mold inspection

• Pest inspection (termites)

• Chimney scope

• Septic and well testing (for rural properties)

• Lead paint test (homes built before 1978)

Yes, these are added costs—but they could save you thousands later.

How Much Do Home Inspections Cost in PA?

The cost depends on the home’s size, age, and location. In Lancaster PA:

• Average range: $400–$700

• Add-ons (radon, pest, mold): $100–$300 each

• Well/septic or chimney: $150–$300 each

It’s a small price to protect a major investment.

Final Walkthrough Checklist

Before settlement, you’ll do one last walkthrough to ensure the home’s condition hasn’t changed. Bring this mini-checklist:

• ✅ All agreed-upon repairs completed

• ✅ Appliances still in place and working

• ✅ No new damage since inspection

• ✅ HVAC, plumbing, and electric systems working

• ✅ House clean and ready for move-in

Conclusion

A professional home inspection gives you peace of mind—and negotiating power—when buying a house in Lancaster PA. Use our checklist to feel confident on inspection day, and don’t forget to ask your agent for guidance every step of the way.

📞 Contact us for a list of trusted home inspectors in Lancaster County who know this market inside and out.

External Resource:

PA Department of State - Home Inspectors