DC Home Inspections

If the property is a fee simple, single family home and sufficient documentation has not been provided to disclose the age, type and condition of the roof, a buyer may want to order a roof inspection. A company specializing in roofing will offer a detailed analysis and can provide estimates for repair and replacement. Roof inspections are ordered separately from the general home inspection. General DC home inspections will typically gain access through available interior hatches or walk attics to ascertain whether or not there may be active leaks emanating from the roof and if insulation and ventilation are sufficient, but only a roofing specialist will carry the ladders and insurance necessary to access and fully inspect all heights and types of Washington DC roofs. Reports generally take 24-72 hours to obtain once the inspection is completed and may or may not include photos, depending on the inspection provider. Some providers conduct inspections free of charge and some charge a fee. It is preferred that you are present during a roof inspection to gain full insight as to the condition of the roof if your inspection contingency deadline is brief.

A pest inspection is desirable on a fee simple, single family home whether or not your lender requires it. These inspections include examination of the property for carpenter bees, rats, mice and termites, among other pests. The inspection should identify any new or existing damage resulting from pests. Under the standard terms of the GCAAR contract, the buyer or seller (depending on designation) pays for the inspection and the seller pays for required repairs/remediation. We recommend the buyer pay for the inspection in order to control the choice of inspection provider and to ensure that the company is working for the buyer, not the seller. Pest inspections average between $80 and $175., depending on the provider and property. You’ll receive an inspection report within a few days of the inspection. A pest inspection should be performed 7-10 days prior to settlement for the most recent termite report possible and to leave time for the seller to  effect repairs, if needed.

A condo and co-op inspection differs somewhat from a fee simple general home inspection. Inspections take place within the four walls of the unit. This is the area of responsibility for the condo and co-op owner. Common areas, such as exteriors, rooftops, landscaping, hallways and what’s inside the walls, under the floors and in the ceilings (slight variations may be specified in some condo and co-op resale package documents) are all the responsibility of the association and therefore not subject to inspection. These inspections primarily include assessment of the operational condition of appliances, electrical outlets and light fixtures, the HVAC elements designated as the owner’s responsibility and overall functionality. Cosmetic issues, unless they are a hazard, should not be included in an inspection. While condo and co-op buyers are not responsible for maintenance of the common areas of the project, there should be some concern for the quality and scope of building maintenance, as well as its funding, since these can lead to higher fees and special assessments. Rather than an inspection issue, investigating maintenance and repair budgets outlined in the resale certificate package is part of a buyer’s due diligence.

Sewer scoping (or “camera”) inspections for single family homes can be an advantage in detecting breaks in the sewer line. Replacing a sewer line is a major expense and damaging to the adjacent landscaping. All pipe condition will reflect the home’s age, but the pipe’s condition can also be affected by its material, maintenance, and usage, as well as vegetation in its surrounding area. Tree roots are one of the main causes of sewer line breaks. Sewer line scoping is a way to determine the extent of breaks and wear and to flag areas of concern that can be mended or replaced before a break occurs.

Unfortunately, many DC scoping companies have stopped performing pre-ownership inspection scopes since the seller must authorize and take responsibility for any resulting damage (pulling sinks and toilets to apply scope if there is no clean-out option) and lost camera equipment. Sellers are almost always unwilling to do this. Even if a buyer is unable to obtain a sewer scoping prior to taking ownership of the home, it is recommended to have one as soon as possible following settlement. It will not only help the new home owner to create a budget plan for future repairs, but a good sewer scoping provider will be able to track the line for the home owner, providing a valuable roadmap to non-invasive landscaping and maintenance.

“As is” properties prevent buyers from making purchases contingent upon inspection or asking for remedy for defects. “As is” means exactly what the term implies; no right to negotiate and no requests for seller credits. If you have included or agreed to this clause in your contract along with a “courtesy” or “informational only” inspection, you may have an inspection but you have already agreed not to request corrections or credits. Buyers may also choose to conduct a pre-offer inspection, if allowed by the seller. In this case, it is recommended to have every possible inspection performed, as applicable to the property type.

If you’re buying a “flip” (a home a renovator has purchased and upgraded or renovated for resale), we recommend every inspection you can obtain in the time you have to inspect before making an offer, or during the contingency period. Highly recommended are inspections by a structural engineer, HVAC, plumbing and roofing specialists. Their ability to make determinations will be limited by access.

Buyers should also research DCRA records pertaining to permit applications, permits granted, permit-related inspections, surveys for fencing and other potential encroachments, etc.  You can find links for permit research in our Tools section. 

Your agent will not perform this research for you or make representations as to the quality of the work, permit requirements, code requirements, etc., it is part of a buyer’s due diligence. Read our section on “flips” and renovations on our Buying New Construction page.