What a Standard Home Inspection Covers
A standard home inspection evaluates the structural components, roof, electrical system, plumbing, HVAC, insulation, ventilation, foundation, and visible signs of water intrusion. It does not include testing for radon, mold, lead paint, asbestos, or wood-destroying insects unless those are added as separate line items. In the Hudson Valley, you should always add radon testing and wood-destroying insect inspection to the standard scope. The inspection typically takes 2–4 hours depending on the size of the home, and the buyer should attend in person.
Septic and Well Testing
Many Hudson Valley homes outside of municipal water and sewer districts rely on private wells and septic systems. A well water test checks for coliform bacteria, nitrates, and pH levels. Some lenders require a flow test to confirm the well can sustain household demand. Septic inspection typically involves pumping the tank and visually assessing the system condition, with a dye test or camera scope if the inspector suspects issues. These tests are not optional — they protect you from five-figure repair bills after closing.
Negotiating After the Inspection Report
The inspection report is a tool, not a wish list. Focus your repair requests on safety issues, structural deficiencies, and systems that are at or near end-of-life. Cosmetic items and normal wear are not negotiation leverage in most transactions. Your attorney handles the formal request, and the seller can agree, counter, or refuse. In a competitive market, aggressive repair demands can risk the deal. In a balanced or buyer-favorable market, there is more room to negotiate credits or repairs.