Buying a home in Irwin is exciting, but it can feel stressful if you are not sure what an inspection will uncover. You want a safe, solid house without surprise repairs right after closing. This guide walks you through how inspections work here in Westmoreland County, what local issues to watch for, which extra tests to consider, and how to use your results to negotiate with confidence. Let’s dive in.
What a home inspection includes
A standard home inspection is a visual, noninvasive check of the house as it appears on the day of the visit. Most inspectors follow accepted standards from professional associations. You can expect the inspector to review:
- Structure and foundation that are visible
- Exterior siding, doors, windows, decks, and grading
- Roofing materials, flashing, and visible gutters and downspouts
- Basements and crawlspaces for moisture and leaks
- HVAC equipment for age, basic function, and safety indicators
- Plumbing fixtures, visible supply and drain lines, and the water heater
- Electrical service, main panel, and visible wiring for safety issues
- Interior doors, windows, and signs of water intrusion or damage
- Built-in appliances that are part of the inspection agreement
Inspectors do not open up walls, certify code compliance, move personal items, or perform specialty environmental testing unless you contract for those services. Reports usually arrive within 24 to 72 hours and include photos, notes, and priority items.
Irwin-specific issues to watch
Irwin’s housing mix includes many older homes, and our regional climate brings freeze and thaw cycles. That combination can create predictable wear points. Keep an eye on:
- Basements and drainage. Moisture, efflorescence, sump pump use, and grading issues are common. Older stone or concrete foundations may show mortar wear.
- Roofs and gutters. Winter weather can age shingles and flashing and increase the risk of ice dams.
- Older systems. Some homes still have older electrical panels, galvanized plumbing, or rare knob and tube wiring. Chimneys and aging furnaces may need attention.
- Radon. Pennsylvania often has elevated radon levels. Testing is strongly recommended for every home.
- Pre-1978 materials. Older homes may include lead-based paint. Pre-1980 materials may contain asbestos. Plan for assessment if you will renovate.
Also verify utilities. Many properties in the borough use public water and sewer, while outlying homes may have private wells and septic systems.
Which extra tests to order
A general inspection is your starting point. Based on local conditions, consider the following add-ons when relevant to the property:
- Radon measurement. Recommended for every Irwin home. If results are at or above the action level, mitigation is available.
- Sewer scope. Useful for older properties, homes with mature trees, or any history of backups.
- Septic system evaluation. Essential when the home is on a private system. Ask for tank pumping history.
- Well inspection and water testing. Test for bacteria, nitrates, and other common contaminants.
- Chimney inspection. Schedule a Level 2 inspection when there is a working fireplace, wood stove, or noted flue issues.
- Lead and asbestos testing. Consider for homes built before 1978 for lead and before 1980 for asbestos, especially before any renovation.
- Pest inspection. A wood-destroying insect inspection is wise for older wood structures or when a lender requires it.
How to hire the right inspector
Choose a qualified pro who communicates clearly and delivers a thorough, photo-rich report. Here is how to vet candidates:
- Check professional affiliations and certifications. Look for established home inspector associations and continuing education.
- Verify insurance. Ask about errors and omissions insurance.
- Review sample reports. Make sure the format is detailed and easy to understand.
- Ask about services. Confirm if they offer radon tests, sewer scopes, infrared scanning, and whether they coordinate specialty inspectors.
- Confirm turnaround time. Ask when you will receive the report.
Helpful questions to ask:
- Can I attend, and will you walk me through top findings?
- What is included, and what is outside a general inspection?
- What additional tests do you recommend for this specific home?
- Who performs the specialty tests if you coordinate them?
When to schedule your inspection
Most buyers have a 5 to 14 day inspection window after an offer is accepted. In many markets, 7 to 10 days is common. Schedule the general inspection right away, then leave room for specialty tests after the initial visit. Your goal is to complete testing and review results before the contingency deadline so you can negotiate from a place of certainty.
What to do on inspection day
You get the most value when you attend the inspection. Use this checklist to make the time count:
- Bring the purchase contract and seller disclosures.
- Take notes and photos so you can recall details later.
- Ask the inspector to prioritize safety, structural, and water issues.
- Ask for a quick demo of key systems like the furnace, water heater, and sump pump.
- Confirm what needs a specialist, such as a chimney sweep, electrician, or plumber.
Read your report and plan next steps
Most reports sort findings into safety hazards, major system concerns, repair and maintenance items, and items to monitor. Focus first on safety and structural items. If your inspector recommends a specialist, follow through quickly so you can keep the timeline on track.
Your options after you review the report:
- Request specific repairs from the seller with licensed contractors.
- Ask for a credit at closing or a price reduction instead of repairs.
- Obtain contractor bids to understand true costs before you commit.
- Request a re-inspection of completed repairs or documentation of work.
- If issues are too significant, consider using the contingency to walk away.
Typical costs in Irwin
Costs vary by home size and provider, but these ranges are common in many markets:
- General home inspection: about 300 to 600 dollars
- Radon short-term test: about 100 to 200 dollars
- Sewer scope: about 150 to 400 dollars
- Septic inspection: about 300 to 700 dollars
- Well water lab testing: about 100 to 300 dollars
- Chimney Level 2 inspection: about 100 to 300 dollars
Confirm pricing with your inspector before scheduling. Specialty tests are usually billed separately.
Simple timeline from offer to close
- Day 0 to 1: Offer accepted. Schedule the general inspection and radon test.
- Day 2 to 5: Attend the inspection. Order any needed specialty tests such as sewer scope, septic, or water testing.
- Day 3 to 7: Receive the main report and any quick-turn test results. Line up contractors for bids if needed.
- Day 5 to 10: Submit repair requests or credit requests based on your findings.
- Before contingency deadline: Finalize negotiations. If repairs are agreed upon, plan for re-inspection or obtain receipts.
Local tips buyers appreciate
- Verify utilities early. Confirm public water and sewer, or plan for septic and well testing.
- Expect older-home quirks. Pre-1950 and mid-century homes may have aging electrical, plumbing, or chimneys that need updates.
- Take moisture seriously. In our climate, drainage and basement water management deserve close attention.
- Test for radon. It is a routine part of buying a home in Pennsylvania and provides peace of mind.
Ready to put this plan into action with local guidance tailored to your home search in the Norwin and Irwin area? Connect with Katrina’s construction-informed approach and calm, step-by-step support from contract to close. Reach out to Katrina Siffrinn to get started.
FAQs
Do buyers in Irwin really need a home inspection?
- Yes. A general inspection plus a radon test is recommended for every home, with extra tests for wells, septics, older chimneys, or suspected sewer issues.
How long does a typical home inspection take?
- Expect about 1.5 to 3 hours, with the written report delivered within 24 to 72 hours in most cases.
Who pays for the inspection and extra tests?
- The buyer usually hires and pays the inspector and any specialty testing providers.
What if the inspection finds major defects?
- Use your inspection contingency to request repairs, ask for credits or a price reduction, obtain contractor bids, or cancel if your contract allows.
When should I add a sewer scope in Irwin?
- Order a sewer scope for older homes, properties with mature trees, or when there is any disclosure or history of backups.
Is radon a common concern in Pennsylvania homes?
- Yes. Elevated radon is common across the state, so testing is strongly recommended for every Irwin home.
