What a Home Inspection Covers in NJ and NY

Inspectors are licensed in both states

In New Jersey, home inspectors are licensed through the Home Inspection Advisory Committee, part of the Division of Consumer Affairs. In New York, home inspectors are licensed by the Department of State, Division of Licensing Services. Before you hire anyone, ask for their license number and check it with the state.

What a standard inspection looks at

The inspector looks at what is visible and accessible on the day. They do not open walls or move the seller's belongings.

• Roof, gutters, siding, windows and doors.
• Foundation, basement or crawl space, and signs of water.
• Structure you can see, such as beams, posts and floors.
• Heating and cooling systems and the water heater.
• Plumbing supply and drains, fixtures and visible leaks.
• Electrical panel, wiring you can see, outlets and switches.
• Attic, insulation and ventilation.
• Built in appliances, if included in your inspection agreement.

Tests you may want to add

Ask your inspector which add-ons make sense for the specific house, and ask your attorney or agent what the contract allows.

• Radon testing.
• Wood destroying insect inspection, often called a termite inspection.
• Sewer line camera inspection, especially for older homes.
• Oil tank sweep where older homes may have had oil heat.
• Well and septic testing, if the home is not on public water or sewer.
• Mold or lead testing if the inspector sees signs or the home is older.

How to read the report

Reports can be long, with dozens of photos. Do not panic at the page count. Sort the findings into three groups and focus your energy on the first one.

• Safety and major items: anything that affects safety, structure, water getting in, or a major system near the end of its life.
• Repairs to plan: things that work now but will need attention soon.
• Maintenance: small items any owner handles over time.

Negotiating after the inspection

In New Jersey, the inspection usually happens after attorney review, during an inspection period set by the contract. Your attorney typically sends the request for repairs or a credit. In New York, inspections often happen before the contract is signed, so findings can shape your offer.

Ask for a repair, a price reduction or a credit at closing. For bigger items, get a written estimate from a licensed contractor so your request is based on a real number, not a guess.

Inspections for condos and co-ops

An inspection of an apartment covers the unit itself. The building's roof, boiler and facade are usually the association's or co-op's responsibility, so your attorney reviews the building's financials and plans for repairs instead.

How to prepare for inspection day

• Book the inspector as soon as the contract allows. Good inspectors fill their calendars quickly in busy months.
• Ask the seller's agent to make sure the attic, basement, electrical panel and heating system are reachable.
• Bring the seller's disclosure statement and ask the inspector to look closely at anything it mentions.
• Plan to spend two to four hours, depending on the size and age of the house.
• Write down questions as you walk through, and ask them before the inspector leaves.