Guide 12 of 12
Home inspections in Pennsylvania, plus the lakefront extras
References checked Oct 4, 2026.
Short answer: Pennsylvania law defines what a home inspection is, who may do one under an agreement of sale, what the report must say and how much insurance an inspector must carry.1 A home inspection does not cover wells, septic systems or water quality, so plan those separately.1
What a "home inspection" is
Pennsylvania defines a home inspection as a noninvasive visual examination of some combination of a home's mechanical, electrical or plumbing systems or its structural and essential components, designed to find material defects, done for a fee in connection with a possible sale.1 An examination of a single system, such as only the roof, is not a home inspection.1 Neither is an examination limited to items such as wood-destroying insects, underground tanks and wells, septic systems, pools, air and water quality, or environmental hazards.1
Who may do the inspection your contract calls for
When an agreement of sale gives the buyer a right to a home inspection, the law says the inspection must be done by a full member in good standing of a national home inspection association, following that association's standards.1 Three other kinds of people also qualify: a licensed professional engineer, a licensed architect, or someone supervised by a full association member who signs the report.1 To count as a "national home inspection association," a group must be nonprofit, have members in more than ten states, require more than 100 inspections and a passed exam for full membership, and require a code of conduct and continuing education.1
You may rely in good faith on an inspector's written statement that they are a licensed engineer or architect or a full association member.1
What the report must contain
The report must be in writing and describe the scope of the inspection and any material defects found, with any recommendation to get experts.1 A material defect that poses an unreasonable risk to people must be clearly identified.1 The report must include four set statements, including that the inspection "is based on observation of the visible and apparent condition of the structure and its components on the date of inspection."1 An inspector may not give a repair cost estimate except in the report, as a range, with its source and advice to get a contractor's estimate.1 The seller can get a free copy of the report on request.1
Insurance
Home inspectors must carry errors-and-omissions and general liability insurance of at least $100,000 per occurrence and $500,000 in the aggregate, with deductibles of no more than $2,500.1 Ask for the certificate.
What a home inspector may not do
The law doesn't let a home inspector who isn't registered or licensed under certain other laws do work those laws regulate. The list covers engineering and surveying, the Sewage Facilities Act, pesticide control, architecture, radon certification and real estate appraisal.1 If the inspector refers you to another licensed expert, this is why.
The four statements every report must include
Every Pennsylvania home inspection report must state, conspicuously:1
- "A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of inspection."
- That the results don't represent anything about latent or concealed defects that a competent inspection couldn't reasonably find, and that no warranty is expressed or implied.
- That if the inspector isn't a licensed structural engineer or similar professional, you may be advised to get a professional opinion about structural concerns.
- That the report is not an appraisal.
Who sees the report
The inspector may not give the report to anyone but the client without the client's consent, except as the law requires.1 The seller has the right, on request, to a free copy from the person it was prepared for.1
Choosing an inspector: questions
- Are you a full member in good standing of a national home inspection association, or a licensed engineer or architect? May I see that in writing?1
- May I see your insurance certificate?1
- Will you inspect docks, decks over the water, retaining walls and boathouses, or are they outside your scope?
- Will you suggest separate septic, well and radon testing, and can you help with timing?
Lakefront extras to ask about
These are questions to put to your inspector, not a checklist we certify:
- Moisture. Basements and crawl spaces near water: signs of past water, sump pumps, grading.
- Retaining walls and bulkheads. Cracks, tilting, drainage behind the wall.
- Docks, decks and boathouses. Ask whether they are in the inspection at all. The law's definition covers the systems and components of the dwelling.1
- Slopes to the water. Stairs, paths and erosion.
- Seasonal homes. If systems were shut down for winter, ask how the inspector will check them.
- Separate tests. Septic inspection, well-water test, radon and wood-destroying insects, as your contract allows. A home inspector who isn't certified under the Radon Certification Act may not do the radon work that act regulates.1
What to check outside the home inspection
- Septic. Pennsylvania has no laws or regulations governing inspections of on-lot sewage systems.2 The Pennsylvania Septage Management Association trains and certifies inspectors to its own standards. Ask whether your septic inspector's PSMA certification is current.2
- Well water. DEP does not regulate private wells.3 Penn State Extension says private water supplies should be tested every year for total coliform bacteria and E. coli, by a certified lab.4
- Flood zone. Look up the address on FEMA's Flood Map Service Center.5 FEMA's zones A, AE, AH, AO, AR and A99 are high-risk flood areas.6
- The seller's disclosure. Pennsylvania law doesn't require the seller to investigate or inquire to fill out the disclosure statement, so it can't stand in for an inspection.7
FAQ
- Does my home inspection include the septic system and the well?
- No. Pennsylvania's definition excludes examinations limited to septic systems, wells or water quality.1 Schedule those separately.
- How do I know the inspector qualifies?
- Ask for written proof of full membership in a national home inspection association, or of an engineer or architect license.1
- Can the inspector tell me what repairs will cost?
- Only in the written report, as a range, with the source and advice to get a contractor's estimate.1
- What insurance must a home inspector have?
- At least $100,000 per occurrence and $500,000 aggregate, with deductibles of no more than $2,500.1
Lakes where this comes up
- Arrowhead LakeMonroe County
- Gold Key LakePike County
- Big Bass LakeLackawanna County
- Canadohta LakeCrawford County
- Deer LakeFayette County
- Indian Mountain LakeMonroe County
Want the answers organized? The Lake Home Due-Diligence Kit turns these into worksheets, scripts and a closing timeline. $19, includes one Lake Dossier.
