Buying or Selling a Home: What Inspectors Miss

What a standard inspection actually covers

A general home inspector walks the property and reports on what they can see, hear, and operate. They check for active leaks, visible mold, electrical issues, HVAC function, roof condition, and structural concerns. They are doing important work — but the inspection report is a visual snapshot, not a chemistry report.

That's not a gap in the inspector's training. It's just the difference between what an inspector is licensed to do and what a lab is built to do.

The lab-tested gaps

Radon — Not part of most general inspections. It's the second leading cause of lung cancer and one of the cheapest tests to add. Many states require radon disclosure but not radon testing.

Water quality — Even on city water, a general inspection won't tell you about lead from the home's own plumbing, PFAS levels, or disinfection byproducts. On well water, untested wells are a major liability for both sides of a transaction.

Asbestos — Common in pre-1980 homes (popcorn ceilings, vinyl flooring, pipe wrap, insulation). Inspectors flag "suspected" materials but cannot confirm without lab analysis.

Lead paint and dust — In pre-1978 homes, federal disclosure rules require notification but not testing. A dust-wipe test tells you whether current levels exceed EPA hazard standards.

Mold (beyond visible) — A spore-trap air sample identifies elevated mold even when nothing is visible.

Buyers vs. sellers: how to use this

For buyers: schedule lab testing during your inspection contingency window. You can renegotiate, request remediation, or walk away based on the results. Once the contingency closes, you've inherited the problem.

For sellers: pre-listing testing turns unknowns into known facts. A clean radon test and a documented water quality result can defuse buyer objections before they happen — and any issues found can be remediated on your timeline, not the buyer's.

Timing

Most inspection contingencies run 7-14 days. Schedule lab samples within the first 48 hours of the contingency window so results return before the deadline. Radon needs at least a 48-hour test; water results typically take 5-7 business days.