Inspection & Testing: questions, answered with sources
Each answer cites the public sources it was checked against, with the date it checked them. Jobs that need a licensed pro in Virginia say so, and explain the job instead of teaching it.
Energy Audits
5 answers
How do I do a DIY home energy audit?
Walk the house with a checklist and look for drafts, thin or blocked insulation, leaky ducts, a dirty furnace filter, old equipment and inefficient bulbs. The U.S. Department of Energy says reducing drafts alone may save 10% to 20% a year. A walk-through is less thorough than a professional assessment, but it shows where to start.
How much does a home energy audit cost in Virginia?
There is no set Virginia price; it depends on the home and how deep the audit goes. Dominion Energy Virginia's program offers a 30 to 60 minute introductory check-up and a 2 to 4 hour comprehensive audit through participating contractors. Utility programs can reduce or cover the cost, so check eligibility first, then get a written quote.
Are there free home energy audits in Virginia?
Yes, for some households. Dominion Energy's Income and Age Qualifying program provides in-home assessments at no cost to qualified Virginia customers, and the state's Weatherization Assistance Program is free to approved income-eligible households. Other customers can try a no-cost virtual audit with a free kit, or a reduced-cost utility assessment.
Why are my energy bills so high in winter?
Heating is the job your house works hardest at in winter, so anything that wastes heat shows up on the bill: drafts, thin attic insulation, leaky ducts, a clogged filter, a thermostat set high all day, or a heat pump leaning on backup heat. The U.S. Department of Energy says reducing drafts alone may save 10% to 20% a year.
How do I keep my house energy-efficient year-round?
Keep the air moving freely and the heat where you want it: change the filter monthly, book a heating check-up in fall and a cooling check-up in spring, run the thermostat on a schedule, seal drafts, and keep ducts and attic insulation in good shape. The U.S. Department of Energy says reducing drafts alone may save 10% to 20% a year.
Home Inspection
5 answers
How do I prepare my house for a home inspection?
Make every system easy to reach and running: clear the way to the attic hatch, crawl space, electrical panel, water heater and HVAC equipment, keep water, power and fuel on, test the smoke alarms, move stored things away from the garage door and foundation, and gather your repair records. If a radon test is booked, keep the house closed up as the test requires.
How much does a home inspection cost in Virginia?
The price depends on the house and on what you add to it: size, age, crawl space or basement, travel, and extra tests such as radon, lead paint, wood-destroying insects, septic or well water. Virginia requires the cost to be written in a contract you both sign before the inspection, so compare written quotes that cover the same systems and add-ons.
Does a home inspector need a licence in Virginia?
Yes. Since July 1, 2017, anyone paid to do a home inspection in Virginia must hold a home inspector license from DPOR's Board for Asbestos, Lead, and Home Inspectors, and a newly built house needs an inspector with the new residential structure (NRS) specialty. Look the inspector up on DPOR's License Lookup and read the written contract before the inspection starts.
What are the most common problems found in a home inspection?
Most findings come back to water and age: gutters, downspouts and grading that send rain toward the foundation, damp crawl spaces, worn roofs and flashing, and leaks under sinks. Next come electrical issues such as missing GFCI protection or older aluminum wiring, smoke alarms that are missing or dead, fuel-burning appliances that need service, and, in older Virginia homes, unbonded yellow gas tubing.
What should I fix first after a home inspection?
Fix what can hurt someone first: gas and carbon monoxide concerns, missing or dead smoke alarms, electrical warning signs and any yellow gas tubing flagged for bonding. Then stop active water, from leaks, gutters, downspouts and grading, before it spreads. Next come problems that get worse with time, such as a damp crawl space or a worn roof, and only then aging equipment and cosmetic items.
Mold Testing
5 answers
How do I test my house for mold?
Start with your eyes, nose and a humidity meter rather than a test kit. Look for visible growth and moisture stains, note any musty smell, and keep indoor humidity below 60 percent. The EPA says that when mold is visible, sampling is usually unnecessary. If you smell mold you cannot see, or water damage has made people ill, hire an experienced professional.[^epa-guide]
How much does mold testing cost in Virginia?
Mold testing prices vary by provider, so a single number would mislead. The total depends on how many and what kinds of samples are taken, the lab analysis, how hidden the problem is and the size of the house. Get at least two written quotes that spell out each of those. If mold is visible, the EPA says sampling is usually unnecessary.[^epa-guide]
Is professional mold testing worth it?
Often not when mold is visible, because the EPA says sampling is usually unnecessary then and cannot show compliance with any federal standard. It is worth considering for a moldy smell with no visible source, or to check that a cleaned area is adequate. Hire an experienced professional with written scope, and fix the moisture first.[^epa-guide]
What does a high mold test result mean?
A high result means the lab found a lot of spores in that sample, which points to moisture and growth nearby. It does not mean the home fails a standard, because the EPA says no federal limits exist for mold or mold spores. Ask who designed the sampling, find the water source, and measure how large the affected area is.[^epa-guide]
How do I keep mold from growing after a positive test?
Control moisture. Fix the leak that fed the mold, dry any wet material within 24 to 48 hours, keep indoor humidity below 60 percent (ideally 30 to 50 percent), and ventilate bathrooms and kitchens. The EPA says spores cannot be eliminated, but they will not grow if the moisture problem has been resolved.[^epa-guide]
New Construction & Phase
5 answers
What are phase inspections on a new house?
Phase inspections are checks at set stages of construction, each one before the work is covered up. Virginia's building code requires the local building official to inspect footings, structural members, wiring, plumbing and mechanical work, and energy material before concealment, then do a final. Buyers can add private inspections at the same stages, but only by a home inspector holding the NRS specialty.
How much does a new construction inspection cost in Virginia?
There is no set Virginia price: inspectors set their own fees, and the total depends on the size of the house, how many construction stages you want inspected, add-on tests such as radon and travel. Virginia requires a written contract stating the cost before work starts, so compare written quotes from NRS-specialty inspectors for the same scope.
Do I need a home inspection on a new-build house in Virginia?
You should get one. HUD says a home inspection only happens if you arrange it, and the building official's final inspection checks code compliance, not your house's condition. Virginia's implied new-home warranty lasts one year, five for the foundation, and can be waived. Hire an inspector with the NRS specialty.
What do inspectors find most often in new homes?
Problems in new houses cluster in a few places: soil sloping toward the foundation or downspouts ending at the wall, leaky or disconnected ducts, GFCI outlets and smoke alarms that do not work, and cracked or loose drywall. Check each, and report what you find to the builder in writing.
What should I check before my new home's one-year warranty ends?
Walk the house in the first ten months and list every problem with a photo and a date: grading and gutters, drywall cracks and nail pops, doors and windows, plumbing, the heating and cooling system, GFCI outlets and smoke alarms. Virginia's implied new-home warranty runs one year from title or possession, five for the foundation, and needs written notice to the builder.
Pool Inspection
3 answers
What does a pool inspection check?
A pool inspection checks the safety barrier (height, gaps, self-closing and self-latching gate), the drain covers and circulation piping, the electrical items such as lights and bonding, the pump, filter and heater, and the deck and shell. A Virginia home inspection report is not required to cover a pool, so ask for it separately.
How much does a pool inspection cost in Virginia?
There is no standard Virginia price, and we found no primary source that dates one, so we do not quote a figure. The price depends on the scope, the pool type and its equipment, and whether it is added to a home inspection. Get written quotes for the same scope, and make sure the pool is named in the contract.
Should I get a pool inspected before buying a house?
Yes. A Virginia home inspection report is not required to cover a swimming pool, and the seller's disclosure statement makes no representations about the property's condition. Have the pool, barrier, drains, equipment and permits looked at during your inspection period, and get the pool named in the written scope.
Pre-Listing Inspection
1 answer
Radon Testing & Mitigation
5 answers
How do I test my home for radon?
Buy a short-term radon kit approved by NRPP or NRSB, keep windows and outside doors closed for 12 hours, then set the kit at least 20 inches off the floor in a regularly used room on the lowest lived-in level for at least 48 hours. Mail it to the lab. If the result is 4 pCi/L or higher, run a follow-up test.
How much does radon mitigation cost in Virginia?
When we checked in October 2026, the Virginia Department of Health put a typical sub-slab system at $800 to $1,200, with crawl spaces or homes with several foundation sections at $2,000 or more. The fan adds a small ongoing electric cost. Confirm the level with a follow-up test first, then get written quotes from NRPP- or NRSB-certified mitigators.
Do radon mitigation contractors need to be certified in Virginia?
Yes. Virginia law bars anyone from conducting or offering radon screening, testing or mitigation unless they are listed by the National Radon Proficiency Program or the National Radon Safety Board, or meet another proficiency measure EPA or the Board of Health accepts. A mitigation contract over $1,000 also calls for a Virginia contractor licence from DPOR.
Why are radon levels high in parts of Southwest Virginia?
Mostly geology. Much of Southwest Virginia lies in the Valley and Ridge, which the U.S. Geological Survey ranked high in geologic radon potential: soils formed from limestone and dolomite, black shales and karst ground can be rich in radon's source elements and let the gas move. Houses next door can still differ, so only a test tells you your level.
How often should I test my house for radon?
Test every home at least once, ideally with a long-term test, and test again when you start using a lower level, after major renovations, and before buying or selling. If you have a radon reduction system, retest within 30 days of installation and then at least every two years, and check the system's gauge regularly.
Septic Inspection
5 answers
What does a septic inspection include?
A septic inspection usually starts with the system's records from the local health department, then a look inside the tank at the scum and sludge layers, the baffles and any leaks, a check of the distribution box and drainfield, and sometimes a water loading test. Alternative systems add a review of the licensed operator's log and alarms.
How much does a septic inspection cost in Virginia?
There is no state price list for private septic inspections in Virginia, and charges vary from one service to the next. What you pay depends on the system type, whether pumping is included, how long it takes to find and uncover the tank, and whether a loading test is run. Get several written quotes that say exactly what each covers.
Is a septic inspection required to sell a house in Virginia?
No. The Virginia Department of Health does not require a septic inspection before a property changes hands. A buyer's lender may require one, and the purchase contract can make one a condition of the sale. VDH still recommends that buyers have the system inspected by a licensed professional, preferably several weeks before closing.
What makes a septic system fail an inspection?
Under Virginia rules, sewage on the ground, in ditches or waterways, or exposed to people or animals is evidence of a failed system; a backup into the house may also indicate failure. Inspectors also flag problems that lead there: an overdue pump-out, broken baffles, leaks, a damaged distribution box, roots, a soggy drainfield, an undersized system, or missed alternative-system maintenance.
How do I keep a septic system in good shape between inspections?
Most of the work is habit: spread out water use and fix leaks, flush only toilet paper and human waste, keep grease and harsh chemicals out of drains, and keep vehicles, trees and roof water off the drainfield. Keep your records, know where the tank is, and leave opening the tank to a licensed professional on the schedule VDH recommends.
Sewer Scope
4 answers
How much does a sewer scope inspection cost in Virginia?
No Virginia agency or utility publishes a price for a sewer scope, and a price quoted without a date goes stale quickly, so treat any single number with suspicion. Companies set their own fees, and the quote depends on whether there is a cleanout, how long the line is, and whether it needs cleaning first. Get written quotes that include a recording and a report.
Should I get a sewer scope before buying a house?
In most cases, yes, especially for an older house or one with mature trees. A general home inspection looks at what an inspector can see, and the buried line is out of sight; the line is yours to maintain once you own the house, and Virginia's seller disclosure tells buyers to do their own due diligence before settlement. A camera inspection before closing shows what you are taking on.
What problems can a sewer scope find?
A sewer scope shows the inside of the buried line from your house to the sewer main. It can reveal tree roots growing in, cracked or broken pipe, grease build-up and trash or debris, the problems Seattle Public Utilities lists for a video inspection. It cannot repair anything or price a repair, so show the recording to a licensed plumber.
How often should a sewer line be scoped?
We found no Virginia schedule. Seattle Public Utilities recommends a camera inspection of the sewer line at least every 8 to 10 years, and at least every 2 to 3 years if large trees or shrubs grow near it. Scope when you buy a house, and sooner if you get frequent clogs, a sewage smell or backups during rain.
Termite / WDI Letters
5 answers
What is a WDI inspection?
A WDI (wood-destroying insect) inspection is a visual check by a pest professional for termites and other insects that damage wood, and for damage they have already done. In Virginia it is done by a licensed pest control business, usually as a short written report during a home purchase. It is separate from a general home inspection.
How much does a termite inspection cost in Virginia?
There is no set Virginia price, and we found no dated price from a state or university source, so we do not quote one. The cost depends on the house, how much of it the inspector can reach, and the type of report. Get written quotes from licensed pest control businesses, and ask what is included and whether the fee is credited to treatment.
Is a termite inspection required to buy a house in Virginia?
Not by anything we found in Virginia's residential property disclosure law, which leaves due diligence to the buyer. The requirement usually comes from your loan or contract. For VA home loans, wood-destroying insect information is required for the entire state of Virginia. For other loans, ask your lender, and read your contract before the inspection window closes.
What happens if a termite inspection finds damage?
Damage in a termite report starts three steps: find out whether the termites are still active, get a written treatment proposal from a licensed pest control business, and have a licensed contractor assess the repairs. In a purchase, the finding is leverage to ask for treatment, repairs or a price change before settlement.
How often should I get a termite inspection?
There is no fixed interval in the sources we checked. The EPA advises inspecting periodically, and a house under a termite service agreement is checked at each annual renewal. Book one when buying or selling, after any sign of termites, and if you have no agreement and no recent report. Ask the inspector what interval suits your house.
Thermal Imaging
4 answers
What can a thermal imaging inspection find in a house?
A thermal imaging inspection shows where heat is moving through a house: missing or poorly installed insulation, air leaks, and some wet insulation and roof leaks, plus hot electrical or mechanical parts. The camera reads surface temperatures, not what is behind them, so a good operator confirms each finding another way. Results are best with a large indoor-outdoor temperature difference.
How much does a thermal imaging inspection cost in Virginia?
There is no set Virginia price, and we found no official source that publishes one. Cost follows what the scan is part of (an energy assessment, a home inspection add-on or a stand-alone scan), house size, hours on site and what the report includes. Utility programs such as Dominion Energy Virginia's offer audits through participating contractors, so check those, then get written quotes.
Is a thermal imaging inspection worth it?
Often yes, in three cases: before you buy a house, after insulation or air sealing work to check it was done right, and when you suspect missing insulation or a moisture problem. The U.S. Department of Energy recommends a scan before buying, even a new house. It is least useful when weather, a poor camera or an unqualified operator limit what it can show.
What does a cold spot on a thermal image of a wall mean?
A cold spot means that part of the wall surface is cooler than its surroundings. On a winter scan the usual causes are missing or sagging insulation, an air leak, or damp material, and the straight vertical lines you see are often just the studs. The image cannot say which, so rule out ordinary features and have the spot confirmed with a moisture meter.
Well Water Testing
5 answers
How do I test my well water?
Collect a sample in the sterile bottle and kit from a certified lab or a Virginia Household Water Quality Program clinic, following its instructions and getting it back fast. Test every year for total coliform bacteria, nitrate, total dissolved solids and pH, and sooner after flooding, well repairs or a change in taste or smell.
How much does well water testing cost in Virginia?
As of October 2026, a Virginia Household Water Quality Program county drinking water clinic charged $70 per kit for 28 bacteria and chemical tests, against more than $300 at a private lab by the program's own comparison. A bacteria-only test is cheaper, and your health department may test for free.
Where can I get my well water tested in Virginia?
Use a Virginia Household Water Quality Program drinking water clinic through your county Extension office (about 70 counties a year), a certified private lab, or your local health department, which the EPA says may test for free. Virginia's health department maps labs accredited for total coliform testing; check a lab's certification before you pay.
Why does my well water smell or taste strange?
A rotten-egg smell is usually hydrogen sulfide gas, made by harmless bacteria in the well, a reaction in the water heater, or local geology. Salty, metallic or stained water points to other minerals. Note whether hot, cold or both taps are affected, then test at a certified lab, since bacteria cannot be smelled.
How often should I test my well water?
Test your well for total coliform bacteria every year, and add nitrate, total dissolved solids and pH yearly, as the EPA advises, or every 3 years along with lead, as Virginia Cooperative Extension advises. Test sooner after flooding, repairs, a new baby or pregnancy, or any change in taste, smell or color.