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Do You Need A Sewer Scope?

Does one need to get a sewer scope along with a home inspection? Absolutely, yes! The reasons are many and it is a very easy decision given the implications of a sewer line defect.

 

What Is A Sewer Scope?

A sewer scope is a video inspection of the inside of your sewer line, usually the “lateral line” that is underground between the house and the city tap at the street. Sometimes, the line under the house (if on a slab) can be also be inspected during a routine sewer scope if there is a readily accessible cleanout. This part of the line is called the “building sewer”. Most sewer scopes only cover the lateral line, but whenever possible, we also inspect the building sewer on slabs.

 

What Is The Goal Of Sewer Scope?

There are largely two points to a sewer scope: identifying the pipe material, and searching for defects such as cracks, bellies, or clogs.

 

Identifying the material is important because while the 1950s remodel you bought advertises “New Plumbing”, this may only apply the building sewer, and not the underground lateral. You may see brand new 4″ Schedule 40 PVC in the crawlspace or basement, but old (and likely corroded) cast iron is still between the house and city tap.

 

It can also be quite useful if your region has been known to use Orangeburg pipe (predominantly on the East Coast) between the 1940s and 1970s, which has long been disallowed. This was a “bituminous fiber” pipe meaning it was made from compressed wood pulp, asbestos fibers, and tar. Seemed like a good idea at the time, I suppose.

Crushed Orangeburg pipe from a 2022 sewer scope of a 1954 house in Salisbury, NC.

 

Identifying defects inside of a sewer line can really only be done with a sewer scope. One has to snake a camera through there to view the condition of the pipe’s interior. The only other way is just to wait for a stinky puddle to pop up in the yard, or for grayish-brown water to start coming up through your shower drain.

A completely flooded and damaged SDR 35 sewer line in Columbia, SC from a Feb 2025 inspection. A backup into the home and/or yard was imminent.

 

Why Should I Get A Sewer Scope During the Inspection Process?

Very simple: peace of mind, proper planning, and/or additional negotiating power. According to a Porch.com analysis a few years ago, the estimated value of a home inspection is about $14,000, meaning home buyers get an average of $14,000 in concessions, repairs, price reductions, etc. when buying a house. That means the ROI of a $500 home inspection is 2,700%!

 

A sewer line inspection can range anywhere from $150 to $300. Given that a sewer line repair can cost between $1,500 and $7,500 and full on replacements can exceed $10,000 (not including any possible damages to the home that would have occurred during a backup), the ROI is at least going to be similar to the home inspection, likely better. From an investment standpoint, this is a no-brainer.

 

If the inspection finds nothing, great! You can breathe a sigh of relief and now you know where the line is located. Get a cheap insurance policy on the line just in case roots from the giant oak tree in the neighbor’s yard decide to encroach on your sewage disposal rights.

 

Should I Get A Sewer Scope On New Construction?

New construction homes are not immune to sewer line defects. See exhibit A:

Charlotte new construction. Gravel from under the driveway punctured this brand new line.

 

The gravel substrate for the driveway had crushed right through the pipe. These contractors got their wires crossed which meant they had to dig up this driveway and do it all over. What’s more, this neighborhood discovered multiple instances of this and I got a phone call a week later that at least five additional driveways were being demolished to repair crushed lines. This single sewer scope had a ripple effect for multiple families, saving potentially 100s of thousands in flood repairs.

 

I Already Own The Home – What Now?

Sewer scopes are not just for the due diligence period of home buying. If you have never had your line inspected, it has the same importance. If you live in an older home with a cast iron line that is older than 50 years, a sewer scope is great to have so you can not only get an idea of the condition and how much time you may have left, but it can tell you where the line runs and how long it is. Pricing for replacement is based on linear foot, so this is a great way to start planning for the future.

 

You also want to head off any potential problems and avoid flooding. If you can identify defects such as offsets or bellies, these are vulnerabilities for clogging. If the previous owners washed down a lot of grease into the sewer line, this would be a good time to learn that so you can have the line cleaned and avoid clogs.

 

Large trees on the property can also be an issue. A sewer scope can spot the early stages of root intrusion before something like this happens:

In a collab post on IG with Sustainable Plumbing, we found what was causing a sewage backup into a home that these clients recently moved into. There was no way to see this coming except to have had a sewer scope.

 

After at least two backups, the problem was found using a camera. Although the camera could not see anything except water and black mass that could not be penetrated, we could at least determine that this was a major blockage and it was located under the street. Since it was under the street, it was the city’s responsibility to repair the line. However, the thousands of dollars that was spent on cleanup in the home could have been avoided had they had the line inspected.

 

The other thing to do is to have a separate policy in place for your sewer line. The typical home owner’s insurance policy does not cover the sewer line. These policies are cheap and easy to get.

 

Other Benefits Of Added Inspections

In 2022, we scoped a line that was listed as being connected to city sewer. Our camera entered a septic tank, meaning either the listing was wrong or there was a highly illegal connection of a septic tank to a city tap. This then turned into a potential septic inspection which for us means accessing public records for permit information.

 

During that search, the latest aerial image of the house showed the remains of a house fire – which had not been disclosed. So we had the sketchy seller busted on two things: hiding a septic tank, and not disclosing a very recent house fire (although that’s not technically always required).

 

This was borderline fraud, but no charges were brought. At the end of everything, this $200 added inspection ended up equaling $30k for the buyers.

 

The more you inspect, the more you are likely to uncover. For your largest purchase, pull out all the stops and get as much inspected as possible. The best, most cost-effective way to do that is to start with a home inspection and sewer scope, then go from there based on those findings.

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Dads Attending Inspections

A little bit about us: we always try to be accommodating of clients who want to attend their inspection, but things can get complicated when more people attend and an inspector’s liability anxiety meter can ping after we get a heads-up from the Realtor that “The Dad” will be there. We have some tips for you as a father who would like to be at the inspection:

  1. Help your family on-site
  2. Do research about the property
  3. Take a break
  4. Save all your questions for the end

 

The Realtor usually gives the inspector a heads-up when Dad is coming. The agent’s tone of voice changes and we can actually hear her posture change over the phone. We know now that we may have a helicopter Dad coming out to this inspection to pepper us with questions and we don’t want to seem rude, but we also don’t want to be distracted which not only would put our job at risk, but could put your kids in a bad way down the road if something crucial is missed.

 

Although it may seem exaggerated, let me paint the picture of this character as I have seen him many times before – and I know this is not most Dads, but in the words of “The Office” character Jim Halpert explaining the existence of Dwight to his roommate: “He is all too real.”

 

 

By the time we get to the inspection, Dad may have worn out his welcome with the agent, so as the inspector I give the benefit of the doubt to the Father because I know the agent is typically running on fumes by this point, and I’m usually correct in my assumption that Dad is just Dad. But every once in a while, a certain type of patriarch emerges and is involved in a very unhealthy way. Dad gives advice to the Realtor instead of the other way round. He has his buyer son and daughter-in-law circumvent the agent by making calls and appointments without communicating properly. Dad then believes his role at inspection time is to supervise the inspector and/or to help find things.

 

Obviously, this is less than ideal. For one, this process is supposed to be unbiased. You anything but. More importantly, shadowing the inspector presents a dangerous distraction that can lead to all sorts of problems in the inspection process including the inspector missing very important defects, or worse – you getting hurt.

 

The first step in preventing this is…not to attend. Depending on state law, you may not be allowed on the property anyway. Agents are required to be present if our clients are attending and it is impractical to expect the agent to use their day to drive to the house and sit there for three hours plus however long questions are going to take. There’s no discussing the inspection until the end of it, anyway so if you are coming out, then come at the end.

 

It should go without saying, but NEVER come out to a home inspection unannounced and without permission. You could be breaking the law and putting the buyers and the agent in an ethical predicament. Also understand that the code of ethics and state law prohibits us from sharing anything from the report with anyone who is not our client or our client’s representative. Unless your name is on the contract, we can’t share anything with you without permission from the undersigned.

 

As long as you go through the proper procedures of asking permission to attend the inspection and you have been allowed by the agent and the buyers (I know, it may be weird to get “permission” from your kids, but that’s where we are!) to attend, we welcome you! Now, here’s how you can help make this process not only smooth, but you can enhance it!

 

Help Out!

I always keep a spare measuring tape, but more than likely you would have brought one. Use it! Measure every room for furniture. Measure the laundry room and kitchen for needed appliances. Check out available storage space and the garage. Help your grown progeny vision cast for how to best use the space. If the inspector is so inclined, he may send you on a mission to check all the windows and hit the thermostat while he’s in the attic checking out the furnace. As an inspector, I have done this many times. (I once found a defective reversing valve one winter on a heat pump which is an above-and-beyond find that I could not have discovered alone.)

 

Do Research

Those areas that you measured for appliances – help shop for those appliances to make sure the right sizes are in the shopping cart. Next, research the local utility companies, the school district, where to go vote. Also, make sure to find out what day trash pickup is. Do they have yard waste pickup? What about curbside bulk pickup for when they pull out the old dishwasher to install the new one? Get a copy of the HOA bylaws. As a Dad myself, I would actually love this job.

 

Take A Break

You will be the hero of the day if you go out and get coffee for your kids and the agent. Chances are the inspector is already caffeinated or came equipped with nootropics, so don’t worry about him.

 

Save All Questions for the End

It may seem prudent to follow the inspector around to see what he is seeing or to ask him questions along the way, but this is not good. Inspectors literally have 400+ items to check and usually only a max of 4 hours to do it. We have to have a strict procedure to get this done and to do a great job, so any distraction can prove catastrophic. We also have to piece things together as we go with more complicated systems, and often research on-site, make a call, or send a text to a trusted expert to help us identify or better understand something or figure out how to best communicate our findings to our clients.

 

We always set aside time at the end to walk through everything, answer questions, walk around and look at stuff, etc. Save the questions for the end. Chances are your questions will be answered before you even need to ask them.

 

Two Other Tips: Watch Your Mouth; No Plus Ones

Homes today are under better surveillance than most government buildings. Watch what you do and watch what you say. Chances are high that you are being watched and listened to. Although this is very illegal for a home owner to do, it’s difficult to prove and it’s hard to stop them from doing it. This is one of the main reasons we highly discourage buyers from attending the entire inspection these days. Overheard conversations can turn against you when it comes time to negotiate.

 

Lastly, do not bring anyone else with you. Mom can’t come with you; aunts, uncles, cousins, siblings…this is where it would cross a line and, quite frankly, is very inconsiderate at best and illegal at worst. This is not time to show off the house, or to have a reunion, or to have your HVAC brother come “take a look at a few things”. Too many people in attendance during an inspection is a legal problem and insurance problem. This is a hard “no”.

 

You can really become an ally to the inspector for your grown kids. All it takes is a little humility and a willingness to be a teammate rather than a supervisor. Trust us! Not only are we professionals, we have kids of our own. We look forward to meeting you!

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Attending Your Inspection

Your offer on a gorgeous new home has been accepted and things are moving FAST! The pre-approval letter is in hand, contracts are signed, due diligence and earnest money checks are written, and the inspection is scheduled. As the prospective buyer of this home, you are all in and want to be informed and involved in the whole process – including being present at the inspection. That’s good! Now, pause here for a second.

Should You Attend Your Inspection?

The short answer is yes, but when to show up and how to attend an inspection is something to consider. Coming out on the day of the inspection has the added benefit of seeing the home again, and seeing it through a more investigative lens as guided by the third-party inspector and your agent.

 

As a first-time buyer, it’s especially important to attend the inspection so you can walk through and see with your own eyes where certain key components are (water shut-off, electrical panel, etc.) as well as items that are in need of correction or maintenance. Since you are in an emotionally vulnerable state, if you simply rely on pictures and narratives without professional human mediation, things may come across as more scary than they really are, or just result in confusion.

 

Another danger is to see something serious on the home inspection report, but gloss over it in the exhaustion of the buying process while simultaneously trying to juggle the rest of your busy life. Attending in person can really help you focus, and can put you at ease since you are seeing all of the inspector’s observations within the whole context of the home.

 

Even if this your fourth home purchase, this is not something you do with enough regularity to be fluent in inspector language. Attending gives you a chance to ask questions while you are on the property and get up close and personal with various parts of the home.

 

What Time To Show Up

The best practice is to arrive at the end of the inspection. This will provide a solid time window to ask questions and do a walk-through of the property which is plenty of time.

 

It is generally NOT recommended to attend the entire inspection. Most home inspections take between 3-4 hours with the inspector looking at literally over 400 different items.

 

Not only is there no extra benefit to shadowing your inspector and asking questions as you go, but it is an enormous distraction to the inspector who has not only a lot to report on, but a lot of professional liability. Inspectors rely heavily on a strict procedure in order to do a 400-point inspection within a relatively limited timeframe, and any distractions not only prolong the process, but add to the risk of the inspector forgetting or missing something. You are paying many hundreds of dollars to have a professional investigate the largest purchase of your life. Distracting them is quite counterproductive!

 

Buyers must also consider their real estate agent’s time. Most states require the buyer’s agent to present if the buyers are going to be on the property. This is for the obvious reason of this still being someone else’s house! Real estate agents are very busy people and it is usually not practical for the agent to take up their entire day chaperoning an inspection, nor is it always possible for sellers to vacate the home for an extended period to give the necessary privacy to discuss sensitive matters.

 

Who To Bring

Just you and your agent! No one else needs to be there. If you are doing this transaction without representation, you may want to bring a trusted friend or family member to help you ask the questions you can’t think of because you are overwhelmed by the fog of war.

 

For a couple, I recommend the both of you attending with your agent. If both can’t make it, I recommend whoever can come out in person have the other half on speaker or video phone so everyone has the opportunity to listen and ask their questions.

 

Do NOT bring outside family. This is not a good time for a family reunion or to “show off” the house. Remember: this is still someone else’s home. How might you feel if a crowd of 6 or 7 total strangers came trapsing through your house ignoring the signs of “please remove shoes” while looking through your closets and opening your drawers. If you think I’m being over the top, I see it every time a buyer brings extended family. It happens 100% of the time without exception and it’s incredibly rude to the sellers.

 

You may think your father who is a retired HVAC contractor is helpful in this transaction, but the reality is he is not a reliable source at this time for the simple reason that he is not unbiased. One of the key reasons that home inspectors are so valuable is they are unbiased and emotionally detached from the purchase. You want facts, not speculation. Professional family members, although usually quite well-meaning, can actually hinder this process, have a negative influence on your decision making, and even undermine your agent.

 

What If I Can’t Attend The Inspection?

That is no worry at all! Video calls from the property are always an option. We deal with out-of-state and busy buyers all the time in the Charlotte area and frequently do Google Meet calls later that evening or the next day while presenting the report and going over all of the details and photos.

 

Although lacking the tangible benefits of being physically present, there is the added benefit of not being rushed to get out of the house before the Showingtime appointment expires and the sellers have to come back home.

 

You still have the inspector at your disposal to ask all the questions, and this actually may be a better time to ask said questions since by this time you have had a chance to read through some, if not all, of the report.

 

 

Have a question about the home inspection process? Contact us by clicking any of our social media buttons!

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Home Inspections and Code Compliance

“I need a home inspection to make sure everything is up to code.”
 
This is an example of a common request when someone contacts us for a home inspection in North Carolina. Does a home inspection look for code violations? Well… yes and no.
 
No in the sense that this is not a code compliance inspection. As home inspectors, we do not comment on a house’s compliance with local building codes or blatantly call something out as being a code violation.
 
Yes in the sense that as home inspectors, we generally have a working knowledge of codes and standards so that we can identify defects, possible causes of those defects, and safety hazards. Even still, there is no calling out of any code violations.

Home Inspection Are Not Pass/Fail

 
It’s important for clients and agents to understand that a home inspection is not a pass/fail inspection. This is an assessment of the house’s overall health at a particular point in time.
 
Rather than being concerned with code, we are concerned primarily with safety. If there is a part of a home where its compliance with code is questionable, we may use language such as:
 
“This is not a recommended practice”
 
“I Recommend upgrading to current standards“
 
Why don’t we call out code violations? Well, the answer is simple: We do not have that authority. Even if we are aware of building code, there is a lot of complication surrounding it.

A Practical Example

For example, a Concord home inspection on a historic home built in 1901 that has not been updated since 1960 will not have GFCI receptacles installed in the bathroom.
By 2021, GFCI protection has long since been a requirement. However, the house built in 1901 is grandfathered and not required to conform to current codes. The renovations that were done in 1960 will then held to standards of 1960. Heck, in 1960, the GFCI wasn’t invented yet.
 
However, because it is a safety hazard, it will be called out as such. It was introduced into the code a little over a decade later because people were dying from electrocution in their bathrooms when water and electricity mixed.
 
The defect in that instance is not that it was code violation. The defect is that it is a safety hazard. Calling a code violation does nothing for a potential buyer of that home. It wasn’t required in 1960. End of story. On the other hand, calling it a safety hazard has a small chance to be beneficial when it comes time to negotiate.

Are Home Inspectors Allowed To Quote Code?

 
In the state of North Carolina, home inspectors are not strictly prohibited from citing code, but there are very strict guidelines. This is from the North Carolina Home Inspection Licensure Board:
 
§ 143-151.58. Duties of licensed home inspector.
 
(a2) State Building Code. – If a licensee includes a deficiency in the written report of a home inspection that is stated as a violation of the North Carolina State Residential Building Code, the licensee must do all of the following:
(1) Determine the date of construction, renovation, and any subsequent installation or replacement of any system or component of the home.
(2) Determine the State Building Code in effect at the time of construction, renovation, and any subsequent installation or replacement of any system or component of the home.
(3) Conduct the home inspection using the building codes in effect at the time of the construction, renovation, and any subsequent installation or replacement of any system or component of the home.
 
In order to fully inform the client, if the licensee describes a deficiency as a violation of the State Building Code in the written report, then the report shall include the information described in subdivision (1) of this subsection and photocopies of the relevant provisions of the State Building Code used pursuant to subdivision (2) of this subsection to determine any violation stated in the report. The Board may adopt rules that are more restrictive on the use of the State Building Code by home inspectors.

Summary

A home inspector in North Carolina is allowed to cite code and inform a client of a code violation. However, if the home inspector is not a qualified code inspector, this can be quite dangerous. It can lead not only to lawsuits, but most importantly to a severely misinformed client. This provision in the North Carolina statutes is a nice way of telling home inspectors to stay in their lane!
 
Moreover, if an inspector is not certified by the local governing body in code compliance, but still elects to cite code in the report, the inspector runs the risk of not being covered under their errors and omissions insurance. Should a mistake be made and lead to a lawsuit, the insurance company may say that inspector did this at their own risk. The reason being the inspector went well outside the standards of practice and an insurance company covers an inspector largely based on the standards of practice in their particular jurisdiction.
 
Just remember – a house cannot fail a home inspection. Home inspectors in North Carolina are allowed to cite code under very specific restrictions, but cannot enforce code. Although most home inspectors will not quote code in their reports, inspectors will use their knowledge of current and previous code to inform their inspection and communication as a means to keep you safe and properly informed.
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