The four types of home inspections are the general home inspection, the pest inspection, the radon inspection, and the sewer or septic inspection. The general inspection covers the big picture: the roof, foundation, plumbing, electrical system, and heating and cooling. The pest inspection checks for termites and other insects that eat wood. The radon inspection tests the air for a gas that can cause lung cancer. The sewer or septic inspection looks at the pipes and systems that carry waste away from the house. Together, these four give you a full picture of a home’s condition before you buy it.
Here’s what makes this interesting: most buyers only get the general inspection, and that can be a costly mistake. A general inspector is trained to spot visible problems, but they don’t test air quality, they can’t see inside sewer lines, and many won’t crawl deep enough to find termite damage hidden behind walls. That means a home can pass a general inspection and still have a sewer line about to collapse or radon levels three times the safe limit. Sewer repairs alone can run $10,000 to $25,000. Termite damage costs American homeowners billions each year, and most insurance policies don’t cover it. The few hundred dollars you spend on these extra inspections is small compared to what they can save you.
The General Home Inspection
This is the one most people know. A licensed inspector spends two to four hours walking through the home, checking hundreds of items. They look at the roof for missing shingles and leaks. They check the foundation for cracks. They test outlets, run faucets, flush toilets, and turn on the furnace and air conditioner. They open the electrical panel to look for unsafe wiring.
When it’s done, you get a written report with photos. Good inspectors will also walk you through the house and point things out in person. Ask questions during this walkthrough. It’s one of the best chances you’ll get to learn how the home works.
Keep in mind what a general inspection is not. It’s a visual check. Inspectors don’t open walls, move furniture, or dig into the yard. If something is hidden, they may miss it. That’s why the other three inspections exist.
The Pest Inspection
Termites and carpenter ants work quietly. They can chew through beams and floor joists for years before anyone notices. By the time you see damage, it’s often serious.
A pest inspector knows where to look. They check crawl spaces, basements, wood near the soil, and areas where moisture collects. They look for mud tubes, hollow-sounding wood, tiny holes, and droppings. In many states, lenders require this inspection before they approve a loan, especially for government-backed mortgages.
Pest inspections are cheap, often $50 to $150, and sometimes free if the company hopes to win your treatment business. If the inspector finds an active problem, you can ask the seller to treat it and repair the damage before closing. If the seller refuses, you’ll be glad you found out before the house was yours.
The Radon Inspection
Radon is a gas you can’t see, smell, or taste. It forms naturally in soil and seeps into homes through cracks in the foundation. It’s the second leading cause of lung cancer in the United States, behind smoking. About one in fifteen American homes has high radon levels, and there’s no way to guess which ones. A brand-new home can have high radon while the older house next door has none.
Testing is simple. The inspector places a small device in the lowest living area of the home and leaves it there for two to seven days. The device measures radon in the air. If the reading is 4 picocuries per liter or higher, the EPA says you should fix it.
The good news is that the fix is straightforward. A radon mitigation system, which is basically a pipe and fan that vents the gas outside, usually costs $800 to $2,500. You can ask the seller to install one or lower the price to cover it.
The Sewer or Septic Inspection
This may be the most skipped inspection of all, and it carries some of the biggest repair bills. If the home connects to a city sewer, an inspector runs a small camera through the main line from the house to the street. The camera shows cracks, tree roots growing into the pipe, sags where waste collects, and old clay or cast iron pipes near the end of their life.
If the home has a septic system instead, the inspection is even more important. The inspector checks the tank, measures the sludge, and makes sure the drain field is working. A failed septic system can cost $15,000 or more to replace, and you may not be able to live in the house until it’s fixed.
Homes over 20 years old, homes with large trees in the yard, and homes that have sat empty are the ones most likely to have sewer trouble. A camera inspection usually costs $150 to $400. It’s money well spent.
Which Inspections Do You Need?
Get the general inspection every time. Then let the home tell you the rest. Older home or wooded lot? Add the pest inspection. Buying in an area known for radon, or just want peace of mind? Test for it. Mature trees, older pipes, or a septic tank? Get the camera in there.
Buying a home is likely the biggest purchase of your life. Spending a few hundred dollars to know exactly what you’re getting is one of the smartest moves you can make.