As a Certified Master Inspector with years of experience inspecting homes across Michigan’s Upper Peninsula, I’ve seen many buyers face delays and unexpected costs because they didn’t request the proper tests when scheduling a home inspection.
Home inspection tests aren’t just “optional” add-ons. In some situations certain ones are absolutely necessary! Knowing which home inspection tests are needed for your real estate transaction can save you untold time, money, and stress during your home buying process.
The problem is, many home buyers aren’t aware what testing they need, and why. Let’s demystify the process for you! Here’s what you need to know before scheduling those critical home inspection tests.
“What Are My Lender’s Requirements?”
Different mortgage programs have different home inspection test requirements. This is especially true for government-backed loans like FHA, VA, and Rural Development loans.
I can’t tell you how many times I’ve seen closings delayed because a lender suddenly requests water testing or a septic inspection at the last minute. Many lenders don’t fully understand their own requirements, or they make assumptions about what home inspection tests are needed. Getting specific requirements in writing protects everyone and ensures we can schedule all necessary home inspection tests efficiently.
What you should do:
- Ask your lender for a detailed list of all required home inspection tests in writing
- Don’t take vague answers like “We need a VA water test” – get specifics about what that actually includes
- Confirm whether your lender needs a copy of the inspection report or just confirmation that the required home inspection tests were completed
- Do this early in the process – not a week before closing
Being proactive with your lender can save you significant headaches down the road. When pressed, most lenders will provide documentation from their lending institution that clearly outlines their home inspection test requirements. This information is crucial for planning the right inspection services and ensuring a smooth closing process.
“What Testing Services Do I Need?”
The location of your property significantly impacts what home inspection tests you’ll need:
If You Are Buying a Rural Property:
Rural properties often have private wells and septic systems that require specialized home inspection tests. These properties typically need water quality testing, and many lenders require septic system inspections or “push tests” to ensure the field is functioning properly.
It’s important to know that home inspection test requirements vary by county and can be complicated to schedule, especially with specific lab drop-off times and days. Weather conditions, especially winter, can significantly impact our ability to perform certain home inspection tests. Planning ahead is critical for rural properties to ensure we can meet all requirements within your timeline.
NOTE: U.P. Home Inspection no longer offers septic system testing. If you need a septic inspection, we recommend contacting a professional well and septic service company in your area.
When Buying a Home in the City:
Urban homes are usually connected to municipal water and sewer systems, which means they generally don’t require water quality or septic home inspection tests. I’ve had clients order water testing and septic inspections for properties in the middle of Marquette or Escanaba, which simply wasn’t necessary.
However, urban properties still benefit from radon and mold home inspection tests, as these issues can affect any home regardless of location.
“What Additional Home Inspection Tests Should I Consider and Why?”
A standard home inspection covers the major systems and components of a home, but there are several additional home inspection tests that might be worth considering:
Radon Testing: Most of the western UP is in Zone 2 for radon potential. Homes in this area are at moderate risk for radon – which means any given home here can range from low to high. While some people choose to roll the dice, radon can be a significant health risk if levels are high, and this home inspection test provides valuable peace of mind. The test requires 48 hours of testing time; typically we set up the equipment at the time of inspection and come back for it two days later.
Mold Testing: This home inspection test is valuable even in newer homes. Our air quality testing can detect mold behind walls before it becomes visible. This is crucial because remediation can cost tens of thousands of dollars compared to the modest cost of the home inspection test. Mold testing is particularly important in homes with any history of water issues, but I recommend this home inspection test for almost any home purchase. There’s nothing worse than buying a house with hidden mold problems. We’ve seen it, and it’s heartbreaking.
Water Quality Testing: For homes with private wells, this home inspection test is essential. Water quality tests can range from simple bacteria testing to comprehensive panels including lead, nitrates, and other contaminants. Requirements vary by county and lender, but ensuring your water is safe should be a priority for any rural property purchase.
Investing in these home inspection tests upfront gives you a more complete picture of the property’s condition and can save you from expensive surprises after purchase.
Benefits of Getting It Right the First Time
Planning your home inspection tests correctly from the start offers several advantages:
- Cost savings: Bundling home inspection tests in one trip saves on travel and service fees
- Time efficiency: Avoiding last-minute scrambles for required home inspection tests
- Peace of mind: Uncovering potential issues early in the buying process through comprehensive home inspection tests
- Negotiating power: Having complete information from home inspection tests before finalizing your purchase
- Smoother closing: Satisfying all lender requirements for home inspection tests without delays
Protecting Your Health and Investment
Comprehensive home inspection tests can reveal serious hidden hazards like toxic mold, radon, contaminated water, or other dangers that aren’t visible during a standard inspection. These issues could not only impact your financial investment but could have serious consequences for your family’s health and safety. Discovering these problems through proper home inspection tests before purchase gives you the option to walk away from a potential “lemon” or negotiate remediation before moving in.
Final Thoughts
Every home and every buying situation is unique. What home inspection tests worked for your last home purchase or your friend’s recent buy might not be appropriate for your current situation. Take the time to understand the specific home inspection test requirements and considerations for your property.
I always recommend having a conversation with both your lender and your home inspector about what home inspection tests make sense for your specific situation. A good inspector will help guide you through the process and recommend appropriate testing based on the property’s characteristics, your lender’s requirements, and your personal concerns.
By planning ahead and ordering the right home inspection tests from the start, you’ll save money, avoid delays, and gain valuable information about what might be your biggest investment.
Rich Beasley is a Certified Master Inspector® and owner of U.P. Home Inspection, LLC, serving Michigan’s Upper Peninsula.