Quick Answer: A pre-purchase inspection in Northern NY should cover the roof, foundation, attic, electrical, plumbing, heating, and any private well or septic system, with extra attention to moisture, ice-dam damage, and aging furnaces. Bring this checklist to your inspection so you know what's being looked at and what questions to ask before you close.
Buying a house here is a big deal, and we get that most of our clients are doing it for the first or second time in their lives. You're not expected to know what a good electrical panel looks like or whether a sagging ridge line is a problem. That's our job. But it helps to walk into your inspection knowing what should be on the list, so nothing important gets skipped.
We're Edith and Payen Ashley, and we inspect homes across St. Lawrence and Franklin Counties. Here's the checklist we wish every buyer had before they signed anything.
Start outside: roof, grading, and water
Most of the expensive problems we find in the North Country come down to one thing: water that ended up where it shouldn't. So we always start outside.
- Roof. Age, missing or curling shingles, flashing around chimneys and vents, and the condition of the gutters. Up here, we also look for signs of past ice dams, which leave stains and rot along the eaves.
- Grading and drainage. The ground should slope away from the house. When it slopes toward the foundation, that water has to go somewhere, and it usually ends up in the basement.
- Siding and trim. Rot, gaps, and failed caulking let moisture and cold air in. Both cost you.
- Decks and porches. We check how they're attached and whether the framing is sound. A poorly attached deck is a real safety issue.
The foundation and basement
A lot of older North Country homes sit on stone or block foundations, and many basements are damp at least part of the year. Some of that is normal. Some of it isn't.
We look for active water entry, efflorescence (that white chalky residue on masonry), cracks that are widening, and any sign the structure has moved. We also check the sill and the framing where the wood meets the foundation, because that's a favorite spot for rot and for insects.
Stone foundations deserve a closer look
If the home was built before the 1950s, there's a decent chance it has a fieldstone or rubble foundation. These can last another century, but they need honest evaluation. We're looking for loose stone, failing mortar, and bowing walls.
Mechanical systems
This is where North Country homes really differ from houses in milder climates. Heat isn't optional here, and a dead furnace in January is an emergency.
- Heating. Furnace or boiler age, condition, and how it's venting. We note the fuel type, whether it's propane, oil, natural gas, or wood, and roughly how much life is left in the unit.
- Electrical. The service size, the panel brand and condition, grounding, and tested outlets. Some older panels have a reputation we'll tell you about.
- Plumbing. Supply lines, drains, the water heater, and any signs of past freezing. Burst-pipe repairs in old farmhouses are common, and we look for telltale patches.
- Insulation and ventilation. Poor attic insulation and ventilation drive ice dams and high heating bills. We check both.
Wells, radon, and water
If you're buying a rural property, and most homes outside the villages are rural, the house probably has its own well. A standard inspection doesn't include these tests, so they're add-ons worth booking.
- Water quality testing confirms the well water is safe to drink.
- Radon testing matters because St. Lawrence County sits in EPA Radon Zone 2.
We cover the well side in detail in our post on what a full well water test covers, and the radon question in our radon testing guide.
What to bring and how to prepare
Come to the inspection if you can. Wear shoes you don't mind getting dirty, bring a notepad or your phone, and plan to spend a couple of hours. Ask us anything. We'd rather answer ten questions on site than have you worry about something for a week after closing.
Frequently asked questions
How much does a pre-purchase inspection cost?
A home inspection is $375, plus $0.08 for each square foot above 2,500 on homes 2,500 sq ft and over. You can see the full breakdown in our home inspection cost guide.
How long does the inspection take?
Two to three hours for most homes, longer for large or older properties with outbuildings.
Can I use the report to negotiate?
Yes, and many buyers do. A clear report gives you the facts to ask for repairs or a price adjustment before closing.
Should I test the well water too?
If the home has a private well, yes. Private wells are unregulated, so testing is the only way to know what you're getting.
Related Reading
- How Much Does a Home Inspection Cost in St. Lawrence County, NY?
- What a Residential Well Water Test Covers in Northern NY
- Radon Testing in St. Lawrence County, NY
Ready to schedule your pre-purchase inspection? We're New York State licensed, and we serve St. Lawrence County, Franklin County, and the surrounding North Country. Call us at (315) 869-8560 or email Teamashley05@gmail.com and we'll get you on the calendar.