Chapter 8 Inspections, Appraisal, Pyrrhotite, Radon & Due Diligence
Home • Chapter 1: Market • Chapter 2: Property Types • Chapter 3: Financial Ready • Chapter 4: CHFA Programs • Chapter 5: Dream Team • Chapter 6: Searching • Chapter 7: Offers • Chapter 8: Inspections • Chapter 9: Financing • Chapter 10: Closing • Chapter 11: Moving In • Chapter 12: Special Types • Chapter 13: Green Perks • Chapter 14: Post-Closing • Chapter 15: Wealth • Resources • Glossary
This is the chapter that protects your money and your peace of mind.
Once your offer is accepted, you have a short window (usually 7–14 days) to complete inspections and due diligence. In Connecticut, missing something here can cost you thousands — or kill the deal entirely.
Mandatory Seller Disclosures (You Must Receive These)
- Residential Property Condition Report (CGS 20-327b) Seller must give you this form covering 20+ items (roof, foundation, water/sewer, asbestos, lead paint, radon, pests, etc.). If they refuse or it’s incomplete, you get a $500 credit at closing.
- Foundation Condition Report Required in towns with known pyrrhotite issues. If the report is missing or bad, walk away or demand a structural engineer.
The Inspections You Should Always Order
- General Home Inspection ($450–$650) 2–4 hours. Covers structure, systems, roof, electrical, plumbing. Hire a licensed inspector (not the cheapest one).
- Radon Testing ($150–$250) Connecticut has some of the highest radon levels in the Northeast. Do a 48-hour short-term test. If over 4.0 pCi/L, negotiate mitigation (usually $1,200–$2,000).
- Pest Inspection ($100–$150) Termites, carpenter ants, and wood-boring insects are common.
- Well & Septic (if applicable) Well water test + septic inspection ($300–$500). Critical in rural areas.
- Structural Engineer (if pyrrhotite suspected) $400–$800. Only in affected towns — ask your attorney.
The Lender’s Appraisal
- Ordered by your lender (you pay ~$500–$700).
- Must come in at or above your purchase price.
- If it comes in low, you can:
- Negotiate a price reduction
- Pay the gap in cash
- Walk away (appraisal contingency protects you)
Negotiating Repairs After Inspection
This is where you save the most money.
- Get written quotes for any major issues.
- Ask seller to fix, give credit, or reduce price.
- In 2026, sellers are more willing in slower counties.
Steve’s Tip: Never skip radon or pyrrhotite checks. A $200 test can save you $20,000+ in foundation repairs later. Always attend the inspection if possible — you’ll learn more in 2 hours than in weeks of research.
Due Diligence Checklist (Print & Use)
□ Received & reviewed Residential Property Condition Report □ General home inspection completed □ Radon test scheduled (48-hour test) □ Pest inspection ordered □ Well/septic tested (if needed) □ Pyrrhotite/Foundation report reviewed □ Appraisal ordered & reviewed □ Title search started by attorney □ All repair requests submitted in writing
You’ve now completed the most important protection step in any Connecticut purchase.
Next Step: Turn to Chapter 9 for financing options — CHFA vs. conventional loans, rates, and how to lock in the best deal.
