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Home Buying TipsPublished December 2, 2025
Understanding the Home Inspection Contingency
When you find the perfect home and your offer is accepted, the next big step is the home inspection — one of the most important protections you have as a buyer.
If you’re buying a home anywhere in the greater Philadelphia area, including southern NJ, northern Delaware and the Pennsylvania suburbs, understanding your inspection contingency can save you thousands of dollars — and major headaches — down the road.
What Is an Inspection Contingency?
An inspection contingency is a clause in your purchase contract that gives you the right to have the home professionally inspected within a certain timeframe (typically 7–10 days after going under contract).
It allows you to:
- Learn about the home’s true condition
- Request repairs or credits from the seller
- Renegotiate the price if major issues are uncovered
- Or, in some cases, walk away from the purchase and have your earnest money deposit returned
Think of it as your “due diligence” window — a safety net that ensures you’re buying a home with eyes wide open.
How the Inspection Process Works
- You hire a licensed home inspector
Your real estate agent can recommend trusted local inspectors. - The inspector evaluates the property
They’ll examine major systems like the roof, foundation, plumbing, electric, and HVAC, and note any safety or maintenance issues. - You receive a detailed report
The inspector’s report outlines defects ranging from small repairs to potential deal-breakers. - You decide how to proceed
With your agent’s help, you can request that the seller fix certain issues, offer a repair credit, or reduce the purchase price — or move forward as-is.
Most Common Home Inspections in Greater Philadelphia Area
Beyond the general home inspection, buyers often order specialized inspections due to our region’s unique housing stock, older construction, and natural environment. Here are the most common ones:
| Type of Inspection | Why It Matters |
| Radon Test | Southeastern PA has some of the highest natural radon levels in the country — testing is highly recommended. |
| Wood-Destroying Insect (Termite) Inspection | Termites and carpenter ants are common in this region, especially in homes with older wood framing or basements. |
| Mold Inspection | Humid summers and finished basements make mold growth possible; this test can detect hidden air quality issues. |
| Sewer Line Scope | For older homes with clay or cast iron pipes, this camera inspection can reveal costly underground problems. |
| Chimney Inspection | Many historic and colonial-style homes in the area have chimneys that need maintenance, relining, or cleaning. |
| Well & Septic Inspection | Common in rural Chester, Bucks, and Montgomery County homes not on public utilities. |
Experts Who Commonly Provide Repair Estimates
After your inspection, you may want contractor estimates for specific repairs before negotiating with the seller. The most common professionals buyers turn to in our area include:
- Licensed electricians – for panel upgrades, GFCI outlets, or knob-and-tube wiring concerns
- HVAC technicians – to assess aging furnaces, boilers, or air conditioning units
- Roofing contractors – for roof age, flashing, and leak repair estimates
- Plumbers – for leaks, sewer scoping, or water heater replacement
- Structural engineers – for foundation cracks or settling issues
- Mold remediation specialists – for air quality testing and removal quotes
- Chimney and masonry contractors – for brick repointing, chimney caps, or flue lining
Having local professionals provide written estimates helps strengthen your case if you plan to request a credit or repair.
How Long Do You Have?
In Pennsylvania, the inspection contingency period is negotiable, but it’s typically 7–10 days. It’s important to schedule inspections as soon as possible after going under contract, since reports and follow-up estimates can take several days.
Can You Waive the Inspection Contingency?
In a highly competitive market like the greater Philadelphia area, some buyers consider waiving inspections to make their offer stronger.
However, doing so carries serious risk. Even “as-is” purchases should include at least an informational inspection, so you know what you’re getting into — even if you don’t plan to ask for repairs.
The Bottom Line
The inspection contingency is one of your most valuable tools as a homebuyer. It gives you the opportunity to fully understand a property’s condition and make informed decisions — with expert guidance from your agent and trusted local inspectors.
Ready to Buy with Confidence?
Whether you’re shopping for a historic home, a family property, or a modern townhouse, the Premier Home Team can help you navigate every step — from inspections to closing day — with confidence and peace of mind.
Contact us today to connect with trusted local inspectors and contractors and start your home search the smart way.
📞 (610) 890-6668
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