The inspection report just hit your inbox. Three pages of findings — and now you’re wondering whether any of it is a dealbreaker, a negotiation opportunity, or just the normal list of things wrong with every older Lancaster County home.
Here’s what you need to know.
The clock is already running. Pennsylvania buyers operate under the PAR Agreement of Sale, which gives you a set inspection contingency window — 10 days by default from the execution date of the agreement, if no other timeline was written in. That window is when you need to complete all your inspections, review the reports, and submit your decision in writing to the seller. Missing the deadline means you’ve waived your contingency rights, and at that point you’re buying the home regardless of what was found.
Schedule your home inspector immediately after your agreement is signed — ideally within the first one or two days. A 2,000-square-foot home typically takes two to three hours to inspect. Give yourself time to read the report, talk through it with your agent, and make a thoughtful decision before the deadline arrives.
What the Inspector Is Actually Looking At
A licensed Pennsylvania home inspector examines the structure and systems of the house — roof, foundation, framing, electrical, plumbing, HVAC, water heater, and more. They’re looking for defects, not cosmetic wear. They’re not required to estimate repair costs, though good inspectors often provide ballpark figures that help you evaluate what you’re dealing with.
In Lancaster County, certain findings come up more often than you’d expect:
- Older electrical systems. Much of Lancaster’s housing stock predates modern wiring standards. Knob-and-tube wiring, undersized panels, and aluminum wiring in mid-century homes are common findings — and ones that lenders and insurers take seriously.
- Basement moisture and drainage. Lancaster County’s geology, including areas with karst limestone, creates conditions where foundation moisture and drainage issues appear in older homes. Watch for efflorescence, active seepage, or water staining.
- HVAC age and condition. Oil heat is still common in Lancaster County homes, and older boilers or furnaces are frequently flagged. If the system is 15–20+ years old, expect a note in the report.
- Roof condition. Roof damage is the single most common finding that leads to deal delays, according to agents nationwide — and Lancaster County winters take a toll. Curling shingles, missing flashing, and worn valley material are worth paying attention to.
- Radon. Lancaster County is in a high-radon zone. If your agreement includes a radon test — which is a separate test from the general inspection, run concurrently — pay close attention to those results. We have a detailed guide on radon testing when buying or selling in Lancaster County if you want to understand the process, the disclosure rules, and what mitigation costs.
The inspector cannot pass or fail a home. They describe what they find. What you do with that information is entirely up to you.
Your Four Options After the Report
Once you have the results, you have four paths under the Pennsylvania Agreement of Sale:
1. Accept the property as-is. You’ve reviewed the report, you’re comfortable with what you found, and you want to move forward without requesting anything from the seller. This is often the right call for minor issues, cosmetic defects, or items that were already factored into the price. You notify your agent in writing and proceed toward settlement.
2. Submit a Written Corrective Proposal (PAR Form BRI). This is the formal Pennsylvania mechanism for requesting repairs. Your agent submits PAR Form BRI — “Buyer’s Reply to Inspections/Reports or Written Corrective Proposal” — listing the specific repairs you’re asking the seller to make before settlement.
A few things to know about this process:
- Pennsylvania requires both parties to negotiate in good faith once a corrective proposal is submitted
- The seller can agree to all repairs, counter with a partial offer, or reject the proposal entirely
- If the seller rejects, you then choose to either accept the property as-is or terminate the agreement and recover your deposit
- All of this must happen within your inspection contingency window
Focus your corrective proposal on material defects — issues that affect safety, habitability, or structural integrity. Roof damage, active water intrusion, electrical hazards, a failing HVAC system, or a compromised foundation belong in writing. Cracked caulk around a tub or a sticky interior door? Those aren’t negotiation items.
3. Request a credit or price reduction instead of repairs. Sometimes it makes more sense to take a credit at settlement than to ask the seller to manage repairs. A seller credit reduces what you owe at the table; a price reduction changes the purchase price on the agreement of sale, which also affects what the lender uses as the basis for your appraisal.
Credits are often the cleaner choice — you hire your own contractor after settlement and know the work is done to your standards. Nationally, about 46% of buyers use inspection findings to negotiate credits or repairs, with average savings around $14,000. Your result depends on the specific issue, the home, and the market.
In Lancaster County’s competitive market, sellers on well-priced homes have less incentive to make concessions. Sellers on homes that sat a few extra weeks are often more willing to negotiate. Reading that dynamic correctly is where a good agent earns their place.
4. Walk away with your deposit. If the inspection reveals something significant that the seller won’t address — a structural issue you can’t underwrite, a failing system that changes the math on the purchase — you can terminate the agreement during the contingency period and recover your earnest money deposit in full.
This isn’t a failure. It’s exactly what the contingency was designed to protect you from. It’s also one of the core reasons I have a careful conversation with every buyer before we decide whether to waive the inspection contingency to strengthen an offer in a competitive situation. If you want to understand how to structure a competitive offer without giving up all your protections, here’s our guide to making a competitive offer in Lancaster, PA.
Other Inspections to Consider on Lancaster County Properties
The general home inspection isn’t the only one you may want to schedule, depending on the property:
- Radon test — a 48-hour passive test run concurrently with the general inspection. Given Lancaster County’s elevated radon levels, this one is non-negotiable in my opinion.
- Septic / PSMA inspection — required on many rural Lancaster County properties. This is separate from the general inspection and must be performed by a licensed PSMA evaluator. It cannot be rushed.
- Well water test — for properties on private wells. Tests for bacteria, nitrates, arsenic, and other contaminants. The results can affect financing on certain loan types.
- Sewer scope — worth considering for older homes in Lancaster City or properties with large, mature trees over the sewer line. A sewer scope runs a camera through the lateral line to check for root intrusion, breaks, or bellying.
Each of these may have its own contingency clause in your agreement of sale. Make sure you’ve elected the inspections that apply to your property before the agreement is finalized.
Once the inspection phase is resolved — whether you negotiate, accept as-is, or walk away — the transaction continues toward settlement. If you want to know what to expect once you get there, here’s a full walkthrough of what to expect on settlement day in Pennsylvania.
The inspection period is one of the most time-sensitive stretches of any transaction. Having an agent who can read the report clearly, frame the negotiation correctly, and protect your deposit matters — both for getting to settlement and for not overpaying for a home that needs more work than the price reflects.
Frequently Asked Questions
How many days does a buyer have to do inspections in Pennsylvania?
The Pennsylvania Agreement of Sale defaults to 10 days for the inspection contingency, running from the agreement execution date. This timeline is negotiable — your agent may recommend a shorter or longer period depending on the situation. Whatever the agreed timeframe, the buyer must submit their decision in writing before it expires.
Can a buyer walk away after a home inspection in Pennsylvania and get their deposit back?
Yes — if you exercise your inspection contingency within the agreed period, you can terminate the agreement and recover your earnest money deposit. Pennsylvania law requires buyers to act within the contingency window and follow the process in the PAR Agreement of Sale. Waiting until after the contingency expires means you’ve waived your right to terminate on that basis.
What should a buyer ask for after a home inspection in Pennsylvania?
Focus your written corrective proposal on material defects that affect the home’s safety, habitability, or structural integrity — not cosmetic issues. Common negotiation items include roof repairs, active water intrusion, electrical hazards, HVAC failure, and foundation issues. You can request that the seller complete repairs before settlement or provide a credit at the settlement table — your agent can help you determine which approach makes more sense in the current market.
Is a home inspection required to buy a house in Pennsylvania?
Pennsylvania does not legally require a home inspection. However, skipping it means you have no contingency protection — you’re buying the home regardless of what’s found inside. With Lancaster County’s older housing stock — much of it built before modern building codes — a licensed inspection is one of the most important steps a buyer takes in this market.
What is PAR Form BRI?
PAR Form BRI — “Buyer’s Reply to Inspections/Reports or Written Corrective Proposal” — is the Pennsylvania-specific document buyers use to formally request repairs or credits after a home inspection. Once submitted, Pennsylvania requires both parties to negotiate in good faith. Sellers can accept, counter, or reject the proposal; if rejected, the buyer can accept the property as-is or terminate the agreement and recover their earnest money deposit.
Getting to settlement on a Lancaster County home means navigating the inspection phase without overreacting — or underreacting. The report is a tool, not a verdict. What you do with it determines whether you arrive at the settlement table with clear eyes and a fair deal.
If you’re a buyer in Lancaster County working through this right now, The Craig Hartranft Team is happy to walk you through it. We’ve navigated hundreds of inspection conversations for buyers across Lancaster County and know how sellers in this market respond to different types of requests.
Visit lancasterhome.com or reach out to our team anytime.
About Craig Hartranft
Craig Hartranft is a top-ranked Lancaster County REALTOR® and Founder of The Craig Hartranft Team, Berkshire Hathaway’s #1 real estate team in Lancaster County, with 460 homes sold and $195M+ in sales in 2025, plus over 1,400 five-star reviews across Google and Zillow.