What is a plumbing inspection?

A home inspector's plumbing inspection is a visual examination of the home's accessible plumbing system, including supply lines, drain, waste, and vent (DWV) pipes, fixtures, and water heaters. The inspector will run water through sinks, bathtubs, and showers to check for proper drainage, leaks, and water pressure. They will flush toilets to ensure they are working correctly and inspect all visible pipes for signs of leaks, corrosion, or damage. The goal is to identify any functional flow and drainage issues or visible defects that could lead to immediate or future problems.

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Common plumbing issues and defects found by home inspectors include leaking faucets, toilets, and pipes, which can cause water damage and lead to mold growth. They often find signs of corrosion on older galvanized steel pipes, a common cause of low water pressure and blockages. Inspectors also look for improper drainage, which can indicate a clogged or a "bellied" pipe (a section of pipe that has a low spot where water and debris can collect). Inadequate or missing P-traps, which are designed to prevent sewer gases from entering the home, are another frequent find.

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It's important to differentiate between plumbing damage and age-appropriate discoveries. For example, a cracked or burst pipe is a clear defect that requires repair, but a low-flow faucet in an older home is an age-appropriate discovery that relates to older plumbing codes. An inspector will note if a system is not up to modern standards, but this is not necessarily a defect unless it is causing a functional issue. Plumbing codes have changed over the years to improve safety and efficiency, so while a home may have older plumbing, it is not necessarily "defective" unless it is no longer working as intended or presents a safety hazard.

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A home inspector's plumbing inspection has significant limitations. They are not plumbers and cannot see behind walls, under floors, or beneath the home's foundation. They can only inspect the visible and accessible components of the plumbing system at the time of the inspection. The most critical limitation is that they cannot see the condition of the main sewer line. This is why a sewer scope inspection is so important. During a sewer scope, a professional plumber runs a camera through the sewer line to the municipal connection or septic tank. Common defects found during this inspection include tree root intrusion, cracked or broken pipes, sagging or "bellied" sections, and blockages from debris, all of which can lead to expensive backups and repairs if not found early.

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When inspecting a water heater, a home inspector looks for several key items. They will check the age of the unit, as most water heaters have a life expectancy of 6 to 10 years. They will also look for signs of rust or leaks around the tank, which often indicate the end of its life. Inspectors will ensure the unit has a functioning pressure relief valve (PRV) and is properly vented. They also look for any signs of a defective heating element or burner. The importance of flushing a water heater cannot be overstated, as it removes sediment buildup that can shorten the unit's life and reduce its efficiency.

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It is crucially important for a homebuyer to follow their home inspector's recommendations before removing contingencies. The recommendations, particularly those for further evaluation by a specialist, are a direct result of the inspector finding something that warrants a deeper look. For example, if the inspector sees signs of a major leak or believes a component is near the end of its life, they will recommend a licensed plumber perform a more thorough inspection. Failing to do so before removing the inspection contingency means the buyer is accepting the risk and potential cost of whatever that specialist might find. This is the last and best opportunity for a buyer to gain a complete understanding of the home's condition and renegotiate the sale if a major issue is discovered.