both · Philadelphia & Montgomery
Inspections: your look under the hood
What Pennsylvania's inspection contingency really lets you do, what inspectors find, and how repair negotiations work.
In this lesson
The windowWhat you can do with the resultsOld housing stock is not a defectWho pays for inspections?What about seller disclosures?The window
The standard Pennsylvania agreement gives you a set number of days — commonly ten, but it's negotiated — to complete every inspection you elected: general home, wood-destroying insects, radon, sewer lateral, and more. The clock starts at contract execution and it does not pause for scheduling difficulties, so book inspectors the day your offer is accepted.
What you can do with the results
Within the contingency window you generally have three moves: accept the property as it is, terminate and receive your deposit back, or present a written proposal asking the seller to repair, credit, or reduce price. The seller can agree, counter, or refuse — and if you can't reach terms, your termination right is the leverage behind every request.
Negotiate the report like a professional: lead with health, safety, and expensive systems (roof, structure, electrical, sewer, water intrusion). A list of forty cosmetic items weakens the five that matter.
Old housing stock is not a defect
Much of the housing around Philadelphia and Montgomery County predates 1950 — knob-and-tube remnants, terracotta sewer laterals, and damp stone basements are findings, not automatically deal-breakers. The question is never "is this house perfect," it's "do I understand what I'm buying and is the price right for it."
Who pays for inspections?
Who pays for inspections?
The buyer, at the time of inspection — typically a few hundred dollars per inspection type. It's the best money in the entire transaction.
What about seller disclosures?
What about seller disclosures?
Pennsylvania law requires most sellers to complete a written property disclosure covering known material defects. Read it before you offer — and remember it reflects what the seller knows, which is not the same as what an inspector finds.
General education, not legal, tax or financial advice. Your contract and circumstances matter. Confirm current requirements with your lender, settlement professional or qualified adviser.