Plumbing inspection: what to know

What the job involves, what changes the price, and what to ask a pro.

What plumbing inspection is

A plumbing inspection is a visual and functional review of a home's pipes, fixtures, water heater, shutoffs and drains, with a written report that flags leaks, corrosion, poor slopes or code concerns. It is useful when you buy or sell a home, when a system is unfamiliar, or when a problem has been reported but not found.

Signs you need it

  • You are buying or selling a home and want to know the condition of the plumbing before the sale closes
  • The house is older and the pipes may be galvanized, cast iron or an early plastic that is failing
  • You have a water bill that rises for no clear reason, or a drain that keeps backing up
  • The water heater, the shutoffs or the drains have not been checked in a long time, and you are not sure what they are
  • You are remodeling and want a baseline of the existing system before any work begins

What the pro does

  • Check the main shutoff, the fixture shutoffs and the water meter, and confirm each one works
  • Run each fixture and check the flow, the hot and cold supply, and the drain speed
  • Check the water heater for the relief valve, the discharge pipe, the venting, the gas or electric connections and the age
  • Check under every sink and at the toilets, tubs and showers for leaks, corrosion and loose fittings
  • Check the visible pipes in the basement, crawlspace and utility room for corrosion, slope and support
  • Write the report with the findings, photos of each issue, and the recommended next steps and their order

What changes the price

Every job is different, so we do not publish prices. These are the things that move the quote up or down.

  • Size of the home and the number of fixtures and bathrooms to check
  • Access to the crawlspace, attic, basement and utility areas
  • Age and material of the pipes, and whether a camera or a pressure test is added
  • Whether the sewer line is included, which needs a separate camera check
  • Written report length, the photo count, and whether a follow-up review is included
  • Whether the inspection is for a sale, which may need a specific report format

What a written quote should spell out

  • Areas and fixtures checked, including the water heater and the shutoffs
  • Whether the sewer line, a pressure test or a camera check is included
  • Written report with photos, the findings and the recommended actions
  • What is not checked, such as areas that were blocked or hidden
  • Format of the report, and whether it meets a buyer's or lender's needs

Questions to ask before you hire

  • What exactly will you check, and what is not included?
  • Do you check the sewer line with a camera, or is that a separate service?
  • Will the report include photos and a recommended order for the repairs?
  • What does the inspection say about the water heater's age and safety?
  • If you find a problem, do you give me the options and their scope?
  • Are you a licensed plumber, and is the report in a format a buyer or lender accepts?

Red flags

  • Pro who gives a report with no photos and no list of what was checked
  • Pro who says the whole system needs replacement without showing the findings
  • Pro who does not run the fixtures or check the water heater's relief valve
  • Pro who pressures the buyer or seller to use the pro's repair service in the report

What you can do yourself

A homeowner can check the water meter, look for drips under sinks, test the toilets for running, and note the age of the water heater. Do not rely on your own check for a sale or a repair decision. Call a licensed plumber for the written inspection and for any repair that the inspection finds.

Licenses and permits

Plumbing inspection is often done by licensed plumbers or by licensed home inspectors, and a report that is used for a sale or a lender may need to meet specific rules. Check with your state or local licensing agency about who may perform one and what the report must include in your area.

Plumbing inspection questions

What does a plumbing inspection not cover?

A typical inspection does not open walls, test hidden lines, or check areas that cannot be reached. The report should list what was not checked, so you know what is still unknown.

Should I get a sewer camera check with the inspection?

It is a good idea for an older home, a home with big trees near the line, or a home with a history of backups. It is a separate check that shows the main line directly.

How long does a plumbing inspection take?

It depends on the size of the home and the access. The pro should give you the time before the visit.

What should I do with the report?

Use it to plan repairs in order of urgency, and to ask the seller or the contractor for their own quote on each item. The report is the starting point for decisions.

About this guide

This national guide is written and checked by infinibell. Rules and conditions differ by place, so local pros are credited on guides for the cities they serve, not on national ones.

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