Inspections and due diligence

The home inspection

Massachusetts licenses home inspectors. A general inspection covers structure, roof, attic, water intrusion, electrical, plumbing, heating and cooling, and visible conditions. Things to know:

• Go to the inspection if you can. You'll learn more in two hours than from the whole report. Off-Cape buyers can ask for a video walkthrough.
• Pay attention to Cape-specific issues: moisture in crawlspaces and basements, roof and trim worn by salt and wind, corroded outdoor HVAC equipment, wood-destroying insects, older oil tanks, and decks and stairs exposed to the weather.
• Specialists: the general inspector may suggest follow-ups with a chimney sweep, structural engineer, HVAC technician, or roofer. Budget the time for these within your inspection deadline.
• Inspectors don't do septic, well water, lead, or radon by default. Those are separate tests, covered below.

Title 5 septic inspection

Most Cape homes use septic systems. That makes Title 5, the state septic code, the most important Cape-specific part of buying. Key points from MassDEP's buyer and seller guide:

• A Title 5 inspection is generally required within 2 years before a sale (or 3 years if the system has been pumped every year and records are available).
• If weather prevents an inspection before closing, it can be done up to 6 months after, but the seller must notify you in writing.
• The seller is responsible for the inspection unless the parties agree otherwise in writing. Only MassDEP-approved inspectors can do one, and you're entitled to a copy of the report.
• A failed system generally must be upgraded within 2 years, unless the local Board of Health or MassDEP sets a different schedule.
• Some components can get a "conditional pass" after repair. Leach fields and cesspools can't.

Beyond pass or fail, ask these questions:

• How old is the system, and what is its design flow and approved bedroom count?
• Is the home in a Nitrogen Sensitive Area or a watershed with new nitrogen rules that could require an upgrade? Is a town sewer project planned, and could there be a betterment assessment?
• Does the town have its own septic rules that are stricter than the state's? Several Cape towns do.

Our wastewater guide covers nitrogen rules, I/A systems, sewer projects, and septic financing, including the state's Title 5 tax credit and the County's septic loan program. MassDEP also publishes consumer tips on septic inspections and repairs.

Private wells

Many Cape homes are on town water, but some neighborhoods use private wells. The state doesn't regulate private wells the way it regulates public water, so testing is up to you, your lender, and the local Board of Health. Some Cape towns require well testing when a property is sold. Mashpee, for example, ties well testing to the Title 5 inspection (Mashpee septic FAQ).

• Use a state-certified lab and ask your Board of Health which tests the town requires.
• Ask about the distance between the well and the septic system, both on this property and on the neighbor's. On small Cape lots this matters.
• Get the well's age, depth, pump age, and any treatment system details.
• Find out whether town water is available on the street and what it would cost to connect.

See water and flood for more on Cape drinking water.

Lead paint (homes built before 1978)

Massachusetts has one of the strictest lead laws in the country. If the home was built before 1978, the seller and agents must give you the state's Property Transfer Lead Paint Notification before you sign a P&S, and share any lead records they know about.

• You get at least 10 days (or longer if agreed) to have a licensed lead inspector inspect the home. You can waive this. The rule doesn't apply to foreclosure sales.
• A regular home inspector usually isn't licensed to do a lead inspection.
• If a child under 6 will live in the home, the owner must remove lead hazards (deleading or interim control). The notice says the owner may need to do this within 90 days of taking title.
• The notice mentions a state tax credit for deleading (up to $3,000 per unit), along with grants and loans. Ask your tax professional how it applies to you.

Radon and other tests

• Radon: a naturally occurring gas that can build up indoors. Testing is inexpensive and can be done during the inspection period. If levels are high, a mitigation system can usually lower them. In homes on a private well, radon in water is a separate test.
• Wood-destroying insects: some lenders require this inspection, and it's worth doing anyway.
• Oil tanks: ask about the age and location of the tank, and whether there's an old buried tank on the property. Insurers may ask too.
• Smoke and CO: in Massachusetts the seller generally must get a smoke and carbon monoxide detector certificate from the local fire department before closing. Your attorney will confirm this.

Flood zone and insurance

Check the FEMA flood zone for the specific property and get a flood insurance quote during your inspection period. If the home is in a Special Flood Hazard Area and you have a federally backed loan, your lender will require flood insurance. Ask the seller whether they have an Elevation Certificate, because it can affect the premium. Also look at erosion, storm surge, and access to the road during storms for coastal homes. Our water and flood guide explains how to look up flood maps and what the zones mean.

Permits and town records: the open permit check

A home inspector can't always tell whether the finished basement, the deck, or the "third bedroom" was permitted. You or your agent can check the records. Ask the town for:

• Building department file: permits pulled, final inspections signed off, and any open or expired permits. Open permits can delay closing or leave you responsible for finishing them.
• Board of Health file: septic permits and the approved bedroom count, Title 5 history, and well records.
• Assessor's card: square footage, bedroom and bath counts, and year built. Compare it with the listing.
• Conservation Commission: wetlands or coastal resource areas that limit future additions, decks, or tree clearing.
• Historic district: some Cape villages and districts review exterior changes.
• Zoning: if you're counting on an accessory apartment or an addition, confirm it's allowed.

Many Cape towns have online permit lookups or GIS maps. Each town guide links to its town's departments.

Lesson checklist

• I've booked a licensed home inspector and specialists as needed.
• I've reviewed the Title 5 report and checked for nitrogen or sewer plans (wastewater).
• If the home has a well, I've arranged a water test with a certified lab.
• If the home is pre-1978, I've decided whether to use my lead inspection right.
• I've gotten flood and homeowners insurance quotes.
• I've checked the building, health, and assessor records for open permits and the approved bedroom count.