# Not Every Home Needs the Same Inspections: What Northern Nevada Buyers Should Know By Joanne Tiernan (@joannetiernan) · Published 2026-09-17 Canonical: https://voce.com/@joannetiernan/northern-nevada-home-inspections-tcspwb --- One of the first things buyers usually hear after getting an offer accepted is, “Now we need to schedule the home inspection.” Absolutely. But which inspection? A general home inspection is usually the starting point, but the real work starts before that. When I am working with buyers, I want them looking at the property with me from the very beginning. Not as inspectors, and not trying to diagnose systems, but learning to notice the things that may matter later. How old does the roof appear to be? Is there obvious grading toward the house? Is wood siding touching soil? Is there a crawlspace? Is the furnace older? Does the home have solar, fire sprinklers, a well, septic, oil heat or another system that may require additional investigation? The more buyers understand before they write an offer, the better decisions they can make once they are under contract. A newer home in Spanish Springs may raise a completely different set of questions than a 1950s home in Old Southwest Reno. A rural property on acreage with a private well and septic system brings an entirely different set of considerations. And a house with solar panels, an older furnace, residential fire sprinklers or an underground oil tank may have things a buyer would never think to ask about on their own. This does not mean you should order every inspection available. Quite the opposite. The goal of the inspection period is to understand the particular property you are buying and decide which areas, if any, deserve a closer look. That is also one of the places where having an experienced REALTOR® matters. I have attended hundreds of home inspections over the years, and while I am not an inspector, HVAC contractor, engineer, electrician or plumber, that experience has taught me what to notice and which questions to ask. My job is to recognize when something may deserve a closer look and help bring in the appropriate professional when needed. # Start With a Good General Home Inspection For most buyers, the general home inspection is the foundation of the inspection process. A qualified home inspector evaluates the visible and accessible components of the property and reports on the condition of many of its major systems, including electrical, plumbing, heating and cooling, roofing, attic areas, foundation components, exterior features, appliances and other items within the scope of the inspection. Choosing the right inspector matters. In Nevada, buyers should make sure the person performing the inspection holds the appropriate state credential and should also consider the inspector's experience, reputation and scope of work. Not every inspector has the same background or level of experience, and this is not an area where I would choose based on price alone. There is also an important distinction buyers should understand: a general home inspector is a generalist. If the inspector sees something questionable with the furnace, that does not necessarily mean the inspector can tell us exactly what is wrong with the furnace. The recommendation may be to have a licensed HVAC contractor evaluate it. The same principle applies to roofing, electrical, plumbing, structural concerns and other specialized systems. Sometimes one of the most valuable things a general inspection does is tell us where we need more information. # Wood-Destroying Pest Inspections Are About Much More Than Termites A Nevada wood-destroying pest inspection is about much more than termites. The inspector is looking for evidence of wood-destroying insects, wood-destroying organisms and conditions that may make the property more susceptible to infestation or damage. That can include termites, carpenter ants, wood-destroying beetles and fungus-related wood deterioration. The inspection also looks at conditions that may contribute to future problems, including earth-to-wood contact, excessive moisture, faulty or negative grading, inadequate ventilation, leaks, cellulose debris and fungus growth or wood deterioration associated with moisture. So when someone says a property has a clear pest report, that means more than “no termites were found.” It means the visible and accessible areas inspected did not reveal reportable infestation or conducive conditions requiring correction on the report. Consider something as simple as soil that has been built up against wood siding. That creates earth-to-wood contact and can give wood-destroying insects easier access to the structure. Or perhaps the landscaping has settled over the years and the grade now directs water toward the house instead of away from it. Maybe there is moisture beneath the home from a plumbing leak. Perhaps ventilation in the crawlspace or attic is inadequate. Individually, these conditions do not automatically mean there is a serious problem with the house. But they are absolutely things worth identifying and understanding. # This Is Particularly Important for VA Buyers For a buyer using VA financing in our Northern Nevada market, a wood-destroying pest inspection and clear pest report are required before the loan can move forward. That means something that might appear relatively minor during a showing can matter to the transaction. Earth-to-wood contact, moisture problems, poor ventilation, leaks, fungus-related wood deterioration and negative grading are not automatically reasons to avoid a house, but they can become conditions that need to be addressed before a VA buyer can close. This is one reason I pay attention to grading, exterior wood contact, moisture conditions and other clues before we ever write an offer, particularly when I know my buyer will be using VA financing. It is much better to recognize a potential issue early than be surprised by it later. # An Older Furnace Deserves More Than a Quick Glance HVAC is another area where buyers sometimes focus too much on one question: how old is it? Age matters, particularly when you are planning for eventual replacement, but age alone does not tell us everything. An older furnace that has been properly maintained and is operating correctly is very different from an older furnace with questionable combustion, deteriorated components or venting issues. With a fuel-burning furnace, we are dealing with a safety system, not simply an appliance that heats the house. A qualified HVAC technician can evaluate components that go beyond what you may learn from turning up the thermostat and confirming warm air comes out of the vents. Depending on the system, that may include the heat exchanger, burner operation, venting, flue connections, electrical components, thermostat controls, safety devices and other mechanical parts. Why does that matter? Fuel-burning equipment creates combustion gases, and those gases are supposed to be safely vented outside the home. If the furnace has a damaged heat exchanger, improper venting or another significant condition, carbon monoxide and other combustion gases may not be vented as intended. That is why I think an older furnace deserves a little more attention than simply looking at the manufacture date. This does not mean an older furnace is automatically unsafe. It means we need to distinguish between “the furnace is older” and “there is a condition with the furnace that warrants professional evaluation.” Those are two very different conversations. The first may simply be something a buyer should budget for in the future. The second deserves attention during the inspection period. # Sewer Scopes Can Tell Us What We Cannot See Most of the sewer line is underground. You can walk through a beautiful home, turn on every faucet, flush every toilet and never know what condition the sewer line between the house and the connection is in. A sewer scope uses a camera to inspect the interior of the line. Depending on the property, this may help identify things such as root intrusion, deterioration, damage, obstructions or older piping materials that may warrant additional attention. I am especially likely to discuss a sewer scope when we are looking at an older home or a property with mature landscaping. Again, the point is not to assume something is wrong. It is to decide whether getting more information makes sense before you own the line. # Radon Testing Radon is a naturally occurring gas that can move from the ground into a home. You cannot see it, smell it or know the level in a home simply by walking through the property. Testing is the only way to know the radon level. Radon can be present in Northern Nevada, so this is one of the inspections worth discussing during the due-diligence period. Testing is relatively straightforward, and whether a buyer chooses to do it may depend on the property, location and the buyer's comfort level. The goal is simply to understand the option and make an informed decision. # Roof Inspections Can Matter Beyond the Cost of a New Roof The general home inspector will usually evaluate the roof to the extent possible, but sometimes a dedicated roof inspection makes sense. Age is one consideration. Visible deterioration, evidence of leaking, prior repairs or questions raised during the general inspection may be others. Another key reason I pay close attention to roof condition is the potential impact on insurance and financing. A roof can still be keeping water out today and still raise questions because of its age or condition. Some insurance companies may have underwriting requirements based on roof age, materials or remaining useful life, and certain roof conditions may also affect lending. That does not automatically mean the roof needs to be replaced. It means that if there is a concern, I would rather have the buyer investigate it during the inspection period than discover an insurance or lending issue shortly before closing. # Solar Requires Its Own Set of Questions Seeing solar panels on the roof tells us almost nothing about the financial arrangement behind them. The first thing I want to understand is who owns them. Are they owned outright? Are they financed? Are they leased? Is there an outstanding financial obligation? Does anything need to be transferred to the buyer? Are there documents that need to be reviewed before closing? We also need to understand how the solar system relates to the roof. If the roof eventually needs replacement, what is involved in removing and reinstalling the panels? Who does that work? What does it cost? Solar may be a very valuable feature, but a buyer should understand both the equipment and the paperwork before inheriting someone else's arrangement. # Residential Fire Sprinklers Some Northern Nevada homes have residential fire sprinkler systems. They are easy for buyers to overlook because, ideally, they are a system you never need to use. But if a home has one, I want my buyers to know it is there and understand what they are purchasing. Depending on the system, questions may include its condition, maintenance history, shutoff location and whether anything observed during the inspection warrants further evaluation. It can also be worth checking with the buyer's insurance company to determine whether the system affects coverage, underwriting or available discounts. The important point is not to make the system sound complicated. It is simply to recognize that it exists and make sure the buyer understands it. # Wells and Septic Systems Change the Inspection Conversation This is an area that deserves particular attention in Northern Nevada. We have a lot of rural and semi-rural properties, and a home that relies on a private well and septic system, the due-diligence conversation changes. With a private well, there is much more to consider than simply turning on the faucet and confirming that water comes out. I want to know the depth of the well, its age, production rate, equipment, pressure system, and whether a well log or other documentation is available. Water-quality testing is also highly recommended. Private well water is not monitored the same way municipal drinking water is, and groundwater conditions can vary considerably from one property to another. Hard water and elevated levels of naturally occurring minerals or other contaminants can also be present, which is why testing matters. Depending on the results, water-treatment or filtration systems may also be required. The important thing is knowing what you are working with before you own the property. With septic, I want the system pumped and inspected as part of the buyer's due diligence. All too often, septic systems go far longer than they should without being pumped. Because so much of the system is underground and out of sight, having it pumped allows the appropriate professional to evaluate the tank and other accessible components and gives the buyer a much better understanding of its current condition. Records are not always available, which makes the actual inspection even more important. A properly functioning well and septic system can serve a property very well for years. They simply require a different kind of due diligence than municipal utilities. On rural properties, there may also be propane systems, private roads, outbuildings, water-storage equipment and other features that simply do not exist in a typical subdivision home. They are different properties and should be treated that way. # Oil Heat and Underground Oil Tanks Oil-fired heating systems are not something we encounter every day in Northern Nevada, but they do exist, particularly in some older properties. If a home uses oil heat, I want to understand the heating equipment and the fuel-storage system. And if there is an underground oil tank, that deserves additional attention. Where is the tank? Is it still being used? How old is it? Is there documentation? Has it been serviced? Was there previously a tank that has been abandoned or removed? These are questions to ask, not conclusions to jump to. The presence of an underground tank does not automatically mean there is a problem. It does mean I would want the buyer to understand what is there and determine whether further evaluation by the appropriate professional makes sense. # Sometimes You Need a Specialist An inspection is not always the end of the question. Sometimes it creates the next question. If the home inspector observes significant cracking or movement, perhaps a structural engineer should evaluate it. If the electrical panel or wiring raises questions, an electrician may be appropriate. If plumbing concerns appear, we may want a plumber. The same may apply to roofing, HVAC, fireplaces and chimneys, pools and spas, drainage or other property-specific systems. Bringing in a specialist does not automatically mean something catastrophic is wrong. Sometimes the specialist says everything is functioning as intended. That is useful information too. # Make Sure the Inspection Period Gives You Enough Time The inspection contingency is important, but the amount of time allowed matters too. You need enough time to complete the general home inspection, review the report, schedule any additional inspections or specialist evaluations, and make decisions before the contractual deadline. If the first inspection uncovers something that needs further evaluation, you may need time to get an HVAC contractor, roofer, plumber, electrician, structural engineer or another professional to the property. The amount of time allowed for inspections should be considered when the purchase agreement is being written. The goal is to allow enough time for the general inspection, review of the report, and any follow-up evaluations that may be needed before the contractual deadline. # Inspections Still Cost Money Hopefully, your purchase agreement includes an inspection contingency that gives you an opportunity to investigate the property and, subject to the specific language and deadlines in your contract, provides options if you are uncomfortable with what you discover. Depending on the contract and circumstances, that may include the ability to cancel while protecting your earnest money. But your earnest money is not the only money you may have spent. By the time you complete your due diligence, you may have paid for the general home inspection, pest inspection, sewer scope, radon testing, HVAC evaluation, roof evaluation, well or septic inspections, and other specialist inspections. Depending on the timing of the loan process, you may also have already paid for your appraisal. Those are real out-of-pocket expenses. If you ultimately decide not to purchase the home, you may have contractual protection for your earnest money but still be out the money you spent investigating the property. That is another reason good representation starts before the offer is written. We should already be looking at the property carefully. How old are the systems? What condition is visible? Does the home have solar? Well and septic? An older furnace? A questionable roof? Are you using VA or FHA financing? Are there obvious conditions we should consider before determining the offer price? I cannot guarantee what an inspector will find, and neither can anyone else. But experience can help us recognize what we should be thinking about before you are financially committed to the process. # The Inspection Should Not Be Used to Renegotiate Things You Already Saw The inspection contingency is extremely important. It should not automatically become a second opportunity to negotiate the purchase price because you changed your mind about things that were obvious when you made the offer. If you toured the house and the carpet was clearly damaged by pets, you knew about the carpet. That visible condition should already be reflected in the price and terms you are willing to offer. If the kitchen is dated, you knew the kitchen was dated. If the flooring is worn, the cabinets are older, or the interior needs paint, those were visible conditions when the offer was written. The same applies to an older but fully functioning water heater. A 12-year-old water heater is not suddenly a newly discovered defect because the inspector confirmed its age. That does not mean we ignore legitimate inspection findings. Quite the opposite. Suppose the inspector discovers that the water heater is leaking. Or the furnace has a condition that warrants further evaluation. Or the sewer scope identifies damage that nobody could have seen while walking through the home. Or there is evidence of a roof leak in an attic that was not apparent during the showing. Those are new pieces of information. That is where the inspection period becomes particularly valuable. # Repairs Are Not the Only Option If an inspection reveals a condition the buyer wants addressed, requesting that the seller repair it is only one possible approach. Depending on the purchase agreement, the type of repair, the seller, the buyer's financing and other circumstances, there may be other possibilities. Sometimes a buyer may prefer an appropriate credit and have the work completed after closing using the contractor of their choice. Sometimes the seller completing the repair makes more sense. Sometimes we need another professional to evaluate the problem before deciding what, if anything, should be requested. Sometimes the buyer learns about the issue and decides they are comfortable accepting the property exactly as it is. And some conditions may have lending, appraisal or insurance implications that affect what choices are actually available. This is why I dislike the idea of treating the inspection report like a shopping list. The goal is not to hand the seller every item the inspector mentioned and ask them to make an existing home brand new. The goal is to understand what was discovered, decide what actually matters, and make a thoughtful decision about how to proceed. # A Home Does Not Have to Be Perfect to Be a Good Purchase Every house requires maintenance. Roofs age. Furnaces eventually need replacement. Water heaters wear out. Appliances quit. Paint fades. Flooring wears. That is homeownership. The purpose of inspections is not to eliminate every future expense or find a home that will never need another repair. It is to go into the purchase with your eyes open. And there is no universal inspection checklist that works for every property. A newer subdivision home, an older home, a rural property on well and septic, or a home with solar and a 30-year-old furnace may all require very different conversations. That is where experience becomes valuable. My job is not to perform the inspections. It is to help you understand the property in front of us, recognize which questions we should be asking, help you navigate the inspection period, and make sure the purchase agreement is structured as carefully as possible for your particular transaction. Thinking about buying in Northern Nevada? The best time to start the conversation is before you are under contract. That gives us time to talk through what matters to you, what to watch for in the homes you are considering, and how to approach the offer and inspection process with fewer surprises. If a move is on your horizon, reach out before you start seriously looking. Call, text or email me and let’s talk about what you are looking for and how I can help you approach the process from the beginning.