Home Inspection Add-Ons in NC: Radon, Termite and More

Caul Group Residential, brokered by eXp Realty

A standard North Carolina home inspection looks at the home's visible, reachable systems, but state rules let inspectors leave out things like radon, termites, the sewer line, septic systems, wells and mold. Buyers who want those checked usually order them as add-on inspections during the due diligence period, so the results come back while they can still ask for repairs or walk away.

Here is what a standard inspection covers, what it can leave out, the add-ons buyers order most, and how to fit them into your contract timeline.

What a standard NC home inspection covers

NC home inspectors are licensed by the North Carolina Home Inspector Licensure Board and follow its Standards of Practice. Under those rules, an inspector:

• Gives you a written contract before the inspection that states what will be inspected and the cost.
• Inspects the readily visible and readily accessible installed systems and parts of the home, such as the roof, structure, plumbing, electrical, heating and cooling.
• Gives you a written report that points out items that do not work as intended and tells you whether to repair, monitor or have a specialist look further.

The rules also say these inspections are "not technically exhaustive." Some inspectors offer more than the minimum, and you can ask yours to look at the things that matter to you. The written contract tells you what is included.

What a standard inspection can leave out

The Board's Standards of Practice say a home inspector is not required to check or report on:

• Wood-destroying insects, rodents and other pests.
• Mold, toxins, carcinogens and contaminants in the building, soil, water or air.
• Underground items, plus geological and soil conditions.
• Private well water quantity and quality, and septic or other on-site waste systems.
• The inside of chimney flues.
• Swimming pools, spas and other recreational features.
• Detached buildings like sheds and garages that are not attached to the home.
• Lawn sprinklers, water conditioning systems and buried fuel tanks.
• Code compliance, how long parts will last and the home's market value.

That is why add-ons exist. The North Carolina Real Estate Commission's due diligence guide recommends inspections even when a lender does not require them and even if the seller answers "No" to every question on the disclosure statement.

Radon test

Radon is a gas you cannot see, smell or taste. The North Carolina Department of Health and Human Services (NCDHHS) says "Radon is the leading cause of lung cancer among nonsmokers," and its NC Radon Program recommends that every home be tested, including condos, townhomes and homes on slabs or crawl spaces.

What NCDHHS says about testing during a sale:

• Who tests. Use a certified radon measurement professional, or a test kit evaluated by a national radon chamber.
• How long. Tests run at least 48 hours on the lowest lived-in level, with windows and doors closed.
• What the number means. NCDHHS says to fix the home if the result is at or above 4 picocuries per liter (pCi/L).
• A seller's earlier test. A buyer may accept an earlier test from the seller or order a new test.
• If it comes back high. NCDHHS says the buyer and seller should discuss the timing and costs of radon reduction.

If the home has a private well, NCDHHS suggests testing the air first.

Wood-destroying insect report (the "termite letter")

In North Carolina, the wood-destroying insect report uses one official form, the North Carolina Official Wood-Destroying Insect Information Report (Form WDIR 100). The NC Department of Agriculture & Consumer Services (NCDA&CS) says only a licensed pest control professional, or someone working for one, can issue it.

What NCDA&CS says the report does and does not do:

• It covers visible evidence of present or past activity by wood-destroying insects such as termites, powder post beetles and old house borers, plus conditions that invite subterranean termites, like wood touching soil or very wet wood in the crawl space.
• It does not cover the extent of any damage, wood rot damage or wildlife. It is not a structural report and not a warranty.
• Detached structures are not routinely inspected unless you ask.

If the report shows insects reached the wood, NCDA&CS says to assume some damage, and a structural engineer, contractor or other building expert should evaluate it.

Sewer line camera (sewer scope)

The sewer pipe that runs from the house to the street is underground, so a standard inspection does not cover it. In Raleigh, the City says the property owner is responsible for the sewer service line from the house to the City's sewer main, and that most backups happen in that stretch. Raleigh suggests having a plumber use a camera to look inside the line. Rules for the part under the street vary by town, so check with the home's water and sewer utility.

Well and septic inspections

If the home has a private well or septic system instead of city water and sewer, the NCREC due diligence guide says to have them inspected before the due diligence period ends:

• Well. A well inspection and a separate water quality test can check water amount, pressure and contaminants. Wake County suggests including a well inspection and water sampling in due diligence and allowing at least 4 to 5 weeks for testing.
• Septic. The inspection should show whether the system works and fits the number of bedrooms. NCREC says to compare the septic permit's bedroom count with the actual bedrooms. Wake County does not do point-of-sale septic inspections; it says only Certified Septic Inspectors can do them.

The NC disclosure form also asks sellers about the water supply and septic system. Our NC Property Disclosure Statement guide explains those questions.

Other add-ons buyers order

• HVAC. NCREC suggests a licensed HVAC technician when the home inspector recommends one.
• Structural engineer. If the inspector notes foundation cracks, sagging or long-term insect damage, NCREC says a structural engineer can judge how serious it is.
• Moisture and mold. NCREC says a crawl space specialist can suggest fixes for moisture, and a mold inspector can identify the type and extent of mold.
• Chimney. Inspectors are not required to look inside flues, so ask a chimney specialist if the home has a fireplace or wood stove you plan to use.
• Lead-based paint. For most homes built before 1978, federal rules give buyers 10 days to have a lead-based paint inspection or risk assessment, unless the buyer and seller agree in writing to change that time or the buyer waives it.
• Survey. NCREC says a survey shows boundary lines, acreage, improvements and any encroachments or easements, and is wise even when a lender does not require one.
• Pools, sheds and sprinklers. These fall outside the standard inspection, so ask a specialist if they matter to you.

When to schedule add-ons

In the standard NC Offer to Purchase and Contract (Form 2-T), the due diligence period is when the buyer checks the home, including its condition, moisture, environmental contamination, wood-destroying insects, radon, a survey, flood risk and utilities. A few things from the contract and NCREC's guide:

• Book early. Order add-ons right after the contract is signed. Repair requests should go in early enough for repairs to be done before the period ends.
• The home is sold as it is unless the buyer and seller agree otherwise in writing.
• To cancel, the buyer must give written notice before the due diligence period ends. Time is of the essence.
• The buyer pays for inspections, and NCREC notes that cost is generally not refunded if you do not buy. The buyer must also repair any damage caused by the inspections.
• Hire your own. NCREC suggests hiring your own specialist instead of relying on one hired by the seller, and being there for the home inspection if you can.

Frequently asked questions

Does a home inspection in NC include radon testing?

Not by default. NC's home inspection Standards of Practice do not require inspectors to test for environmental hazards. Radon is a separate test, done by a certified radon professional or with a kit evaluated by a national radon chamber. Some home inspectors offer it as an add-on.

Is a termite inspection required to buy a house in NC?

The NC Department of Agriculture says the official Wood-Destroying Insect Information Report is required on almost every residential structure sold. Your contract and lender decide whether it is required in your sale, and it must come from a licensed pest control professional.

What radon level is too high in North Carolina?

NCDHHS says to fix the home if the radon level is at or above 4 picocuries per liter (pCi/L). Tests should run at least 48 hours on the lowest lived-in level.

Does a home inspection check the sewer line?

No. The line from the house to the street is underground, and NC inspectors are not required to inspect underground items. A plumber can run a camera through the line. In Raleigh, the City says the owner is responsible for that line from the house to the City main.

When should I schedule add-on inspections?

As soon as the contract is signed. They need to happen during the due diligence period, with enough time left to get results, ask for repairs and decide whether to move forward.

Who pays for home inspection add-ons in NC?

Usually the buyer. NCREC says buyers are responsible for the cost of inspections, and that cost is generally not recoverable if the buyer does not buy the home.

Buying a home in the Triangle?

Our founder, Tina Caul, has been in real estate since 2001. If you are buying, we can help you plan inspections around your due diligence dates.

• See how we help buyers
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• Contact us or call (919) 263-7653

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