Home Inspections
What every buyer needs to know before closing on a Pocono home.
Overview
Why Inspections Matter More in the Poconos
Buying a home in the Pocono Mountains comes with unique considerations that do not apply in most suburban markets. Many properties rely on private wells and septic systems rather than community or municipal water and sewer services. Others have been used as vacation rentals and may have experienced heavier-than-average wear on systems and appliances. A thorough inspection program is not just a formality in the Pocono market — it is one of the most important investments you can make before committing to a purchase.
Private Wells & Septic
Most Pocono homes depend on private wells and on-lot septic systems rather than municipal water and sewer — owner-maintained and worth testing.
Vacation-Rental Wear
Many homes have served as second homes or short-term rentals, with heavier-than-average use on appliances, HVAC, and finishes.
Older Mountain Stock
A large share of the inventory dates to the 1950s–1980s, where roofing, electrical, oil tanks, and lead-paint considerations come into play.
Inspection Type
The Standard Home Inspection
A licensed home inspector will examine the property from roof to foundation and produce a written report covering the condition of all major systems and components.
Exterior
- Roof — shingles, flashing, gutters, and downspouts
- Siding, trim, and exterior finishes
- Foundation, grading, and drainage
- Driveway, walkways, steps, and decks
- Windows and doors
- Garage or carport
Interior
- Walls, ceilings, and floors
- Windows, doors, and interior finishes
- Attic — insulation, ventilation, and visible rafters
- Basement or crawlspace — moisture, structural integrity, and visible framing
Systems
- Heating system — furnace, boiler, heat pump, or wood/pellet stove
- Central air conditioning and mini-split systems
- Plumbing — supply lines, drain lines, fixtures, water heater
- Electrical — panel, wiring, outlets, GFCI protection, smoke and CO detectors
Inspection Type
Radon Testing
Why every Pocono buyer should test for radon
Radon is a naturally occurring radioactive gas that seeps up from the ground and accumulates in enclosed spaces, particularly basements and lower levels. It is colorless, odorless, and a known health risk with prolonged exposure. A radon test is quick, inexpensive, and strongly recommended on every Pocono purchase regardless of property type, age, or condition. Testing is typically done at the time of the home inspection using a short-term test kit placed in the lowest livable area of the home for 48 to 96 hours.
Inspection Type
Well Water Inspection & Water Quality Testing
The majority of Pocono properties use private wells for drinking water rather than municipal or community water supply. A private well is the homeowner's sole responsibility for maintenance, testing, and repair.
What a Home Inspector Covers
- Well cap — visible condition, proper seal, and absence of cracks or gaps
- Pressure tank — condition and function
- Flow rate at the tap — running water at multiple fixtures to observe flow and pressure
- Visible plumbing connections — supply lines, fittings, and any visible corrosion or leaks
Water Quality Testing (Lab)
- Coliform bacteria and E. coli
- Nitrates
- pH and hardness
- Iron and manganese
- Arsenic
- Radon in water
Inspection Type
Septic System Inspection
Most Pocono properties use private on-lot septic systems. A septic system is a significant mechanical component of the property and a potential major expense if it fails.
What a Septic Inspection Covers
- Locate and uncover the septic tank access lids
- Pump and inspect the tank — checking for cracks, baffles, and solid levels
- Inspect the distribution box that routes effluent to the drain field
- Assess overall system condition and remaining useful life
What to Watch For
- Tank that has never been pumped
- Drain field in poor condition — potentially $15,000 to $40,000 or more to replace
- System undersized for the number of bedrooms
- Age of the system
Inspection Type
Mold Inspection
Mold is a particular concern in the Pocono Mountains. Properties in wooded, high-humidity settings, especially those that have been vacant for extended periods, have experienced water intrusion, or have limited ventilation, are at elevated risk.
When to Request a Dedicated Mold Inspection
- Visible mold growth anywhere on the property
- Musty or earthy odors in any area of the home
- Evidence of past or current water intrusion
- History of flooding or plumbing leaks
- Property has been vacant for extended periods
- HVAC system shows signs of moisture accumulation
- Crawlspace or basement with inadequate ventilation
Inspection Type
Lead Paint Inspection
Lead paint is a federally regulated hazard in residential real estate. If a home was built before 1978, federal law requires the seller to disclose any known lead-based paint hazards. Buyers are entitled to a 10-day period to conduct a lead paint inspection before waiving the contingency. A significant portion of the Pocono vacation home inventory was built in the 1950s through the 1970s.
Two Types of Assessment
- Lead Paint Inspection — identifies the presence of lead-based paint on all painted surfaces using an XRF analyzer or paint chip samples
- Lead Risk Assessment — identifies lead-based paint hazards that pose an actual exposure risk and recommends corrective actions
Inspection Types
Pest, Termite & Oil Tank
Pest and Termite Inspection
A wood-destroying insect (WDI) inspection checks for evidence of termites, carpenter ants, wood-boring beetles, and other pests. Most lenders require this inspection as a condition of the mortgage. Pocono properties surrounded by wooded lots are particularly susceptible to carpenter ant activity.
Oil Tank Inspection
Some older Pocono homes used underground or above-ground oil storage tanks for heating. If the property has or had an oil tank, particularly an underground tank, an oil tank inspection — and if necessary a soil contamination assessment — is recommended. Decommissioned underground tanks that were not properly removed can be a significant liability.
After the Inspection
What Happens Next
Once the report is in hand, you have four options under the inspection contingency. Kerry will advise on which approach makes the most sense based on the specific findings, the seller's situation, and current market conditions.
Request Repairs
Ask the seller to complete specific repairs before closing.
Request a Credit
Negotiate a reduction in purchase price or a closing cost credit in lieu of repairs.
Accept As-Is
Proceed with the purchase acknowledging the condition of the property.
Withdraw
If findings are material and the seller will not address them, the inspection contingency allows you to exit the contract.
Looking for an Inspector?
Kerry can provide a list of inspectors to choose from across all inspection types — home, radon, well water, septic, mold, lead paint, pest, and oil tank — and help you coordinate the right inspections for your Pocono property.
All information is provided for general educational purposes only. Inspection requirements, findings, costs, and remediation options vary by property, location, and market conditions. All information deemed reliable but not guaranteed.