What to expect, what inspectors look for, common Central NJ issues, and how to negotiate repairs or walk away. Your inspection is the most important due diligence step in your home purchase.
In New Jersey, the 3-day attorney review period comes first. Inspections happen after attorney review concludes. The inspection contingency (typically 7-14 days) is your window to investigate the property and negotiate — or cancel. Your agent and attorney coordinate these timelines.
Foundation walls, load-bearing walls, floor joists, headers, beams. Central NJ soil conditions (clay) can cause settlement cracks. Inspector distinguishes cosmetic from structural.
Shingles, flashing, gutters, siding, grading, drainage. Roof age matters — replacement runs $12K-$25K. Most asphalt shingle roofs last 20-30 years. Inspector estimates remaining life.
Supply lines, drain lines, water heater, water pressure, visible leaks. Older homes may have galvanized steel (corrodes internally) or cast iron drain lines (50-70 year lifespan).
Panel capacity (100A vs 200A), wiring type, GFCI protection, outlets, grounding. Homes pre-1970 may have aluminum wiring or knob-and-tube — both are insurance concerns and negotiation points.
Furnace, AC, ductwork, thermostats. Average furnace life: 15-20 years. AC: 12-15 years. Inspector notes age, condition, and maintenance history. A system near end-of-life is a negotiation point.
Windows, doors, walls, ceilings, attic insulation, ventilation. Signs of water intrusion, mold, or pest damage. Insulation levels affect energy costs — older homes often under-insulated.
These issues come up frequently in Somerset, Hunterdon, Mercer, and Middlesex County homes. Knowing what to expect helps you make informed decisions rather than panicking.
Radon is a naturally occurring radioactive gas from underlying rock. EPA action level: 4.0 pCi/L. Somerset and Hunterdon counties have some of the highest radon levels in NJ. Testing costs $150-$200 and takes 48 hours. Mitigation (sub-slab depressurization) costs $800-$1,500 and is highly effective — reducing levels by 90%+ typically. Radon is common, mitigable, and not a reason to walk away from a good home.
Many Central NJ homes built before 1990 used oil heat. When homes converted to natural gas, some buried oil tanks were left in the ground. A leaking tank can contaminate soil and groundwater — cleanup costs $10,000-$100,000+. We recommend a tank sweep ($250-$400) for any home built before 1990 or with current/former oil heat. If a tank is found, the seller typically handles removal before closing. NJ has a Petroleum Underground Storage Tank (PUST) fund that may help with cleanup costs.
Many homes outside Princeton Borough and West Windsor connect to septic systems rather than municipal sewer. Septic inspection ($400-$600) is essential — includes tank pump-out and examination, distribution box check, and leach field assessment. A failing septic system can cost $20,000-$50,000+ to replace. NJ requires septic inspection before transfer in some municipalities. Well-maintained septic systems last 25-40 years.
Lead paint (homes built before 1978), asbestos (insulation, tiles, siding in homes built 1940s-1970s), and older electrical systems are common in Central NJ's historic housing stock. Federal law requires sellers to disclose known lead paint. Asbestos is not dangerous if undisturbed — it becomes a concern during renovation. These are manageable issues, not deal-breakers, but factor into your renovation budget.
| Inspection Type | Cost Range | When Needed |
|---|---|---|
| General home inspection | $400-$700 | Always |
| Radon testing | $150-$200 | Always (especially Somerset/Hunterdon) |
| Wood-destroying insect (WDI/termite) | $75-$125 | Always |
| Sewer scope (camera) | $250-$350 | Homes 30+ years old or with mature trees |
| Oil tank sweep | $250-$400 | Pre-1990 homes or former oil heat |
| Septic inspection | $400-$600 | Homes on septic systems |
| Well water testing | $150-$400 | Homes on private wells |
| Pool/spa inspection | $150-$250 | Homes with pools |
| Comprehensive total (typical) | $1,000-$2,000 |
We categorize findings into three tiers: safety/structural issues (must address), significant defects (negotiate), and maintenance items (your future to-do list). We never ask sellers to fix cosmetic or wear items.
For significant issues, we recommend getting quick phone estimates from contractors. Having a dollar figure strengthens your negotiation position. We can connect you with trusted contractors for estimates.
We typically recommend asking for a credit at closing rather than requiring repairs. Credits give you control over the work quality and contractor choice. Your attorney sends the formal request within the inspection contingency period.
Most transactions reach agreement. Common outcomes: seller credits $5K-$15K for aging systems, seller remediates radon or removes oil tank before closing, or price reduction. We've negotiated millions in credits for our buyers.
Major structural damage with unclear remediation costs, active environmental contamination that could exceed $50K to clean up, seller unwilling to address legitimate safety issues, or total repair costs exceeding 10% of purchase price. Walking away during the inspection contingency protects your deposit. We'll give you honest advice — even if it means losing a deal.
A standard inspection costs $400-$700. Add radon ($150-$200), termite ($75-$125), sewer scope ($250-$350), and oil tank sweep ($250-$400) as needed. Comprehensive inspection for a typical Central NJ home runs $1,000-$2,000. This investment protects a purchase worth hundreds of thousands.
No — as long as you act within your inspection contingency period (typically 7-14 days after attorney review). If you cancel during this window, your deposit is returned. After the contingency expires, it gets more complicated. Your attorney manages these deadlines.
Yes. Attend at least the last hour. You'll learn where the shutoffs are, understand the inspector's findings firsthand, and get a much better sense of the home's condition than reading the report alone. Bring comfortable shoes and questions.
Very common — about 30-40% of Somerset County homes test above the EPA action level of 4.0 pCi/L. Mitigation costs $800-$1,500 and reduces levels by 90%+. It's a routine issue, not a deal-breaker. Always test regardless of what the seller claims.
One of the biggest environmental concerns in NJ real estate. We recommend a tank sweep for any home built before 1990. Cleanup of a leaking tank can cost $10K-$100K+. If discovered, the seller typically handles removal. NJ's PUST fund may help with remediation costs. See first-time buyer guide →