What a Home Inspector Covers (and Doesn't)

A licensed home inspector evaluates the visible and accessible components of a home: roof, foundation, electrical, HVAC, and the plumbing fixtures they can see and test. They run water at faucets, check for visible leaks, and test water pressure at the tap.

What they don't inspect: the sewer line underground, the well pump and pressure tank condition, water quality, the interior of pipes, or any system that requires specialized equipment to evaluate. These are exactly the items that cause the most expensive surprises for Southern Maryland homebuyers.

1. Sewer Camera Inspection

This is the single most important pre-purchase plumbing inspection for any home in Southern Maryland. A sewer camera inspection runs a live HD camera through the main sewer line from a cleanout or toilet, showing the interior of the pipe in real time.

What we find in Southern Maryland homes:

• Orangeburg pipe: A tar-paper pipe used from the 1940s–70s that deteriorates and collapses. Replacement costs contact us for a free estimate.
• Root intrusion: Tree roots growing inside the pipe through joints and cracks. Can be hydro-jetted if caught early; may require pipe replacement if severe.
• Partial collapse: Sections of pipe that have caved in, requiring excavation and replacement.
• Offset joints: Pipe sections that have shifted, creating a step that catches debris and causes backups.
• Deteriorated cast iron: Cast iron pipes from the 1950s–70s that are corroding from the inside.

2. Well System Evaluation

If the home has a private well, a well system evaluation is essential. This includes:

• Pump condition: Pump amp draw test to assess motor condition. A pump drawing high amps is working harder than it should — a sign of wear.
• Pressure tank condition: Check for waterlogging (failed bladder) and proper pre-charge pressure.
• Well yield: Run water for an extended period to assess the well's recovery rate.
• Wiring and electrical: Check the pump wiring, disconnect, and pressure switch for code compliance and condition.
• Well age and depth: Older wells may have deteriorating casings or screens.

A failing well pump costs contact us for a free estimate to replace. A low-yield well may require a constant pressure system or storage tank — contact us for a free estimate.

3. Water Quality Testing

Maryland requires a basic water test (bacteria and nitrates) for homes with wells when they're sold. But this minimum test doesn't tell you about iron, hardness, pH, manganese, or sulfur — the parameters that affect your plumbing, appliances, and quality of life.

Request a comprehensive water test that includes: iron, manganese, pH, hardness, TDS, sulfur, total coliform, E. coli, and nitrates. This test costs contact us for a free estimate and tells you exactly what water treatment equipment the home needs.

If the home already has a water treatment system, have it evaluated. We've seen systems that were installed incorrectly, undersized, or no longer functioning — and the homeowner had no idea.

4. Water Heater Inspection

Check the water heater age (look for the serial number — the first two digits are typically the year of manufacture) and condition. A water heater over 10 years old on untreated well water is likely near the end of its life.

Also check for: signs of leaking or corrosion, proper expansion tank installation, pressure relief valve condition, and whether the unit is properly sized for the home.

5. Visible Plumbing Inspection

A licensed plumber can identify issues a home inspector may miss:

• Galvanized steel pipes (common in pre-1970 homes) that are corroding internally
• Blue-green staining indicating acidic water corroding copper pipes
• Improper venting that causes slow drains and sewer gas odors
• Unpermitted plumbing work that doesn't meet code
• Polybutylene pipe (gray plastic pipe used 1978–1995) that is prone to failure

How to Use the Inspection Results

If we find significant issues, you have options:

• Negotiate the repair into the sale price: Get a written estimate and ask the seller to reduce the price accordingly.
• Require the seller to repair before closing: For major issues like a failing sewer line or well pump.
• Walk away: If the issues are too extensive or the seller won't negotiate.
• Budget for the repair: If you love the home and the issues are manageable, factor the repair cost into your purchase decision.

Call Deep Dive Plumbing Maryland at (443) 440-0632 to schedule a pre-purchase plumbing inspection. We provide a written report with our findings and cost estimates — everything you need to make an informed decision.