Westchester, Putnam & Dutchess Home Inspections: 4 Things a Buyer Must Know

​Buying real estate in Westchester, Putnam and Dutchess Counties is a major investment. The home inspection is your primary opportunity to 'look under the hood' before you are in contract. While your real estate attorney handles the contract, the inspector ensures the physical structure matches your expectations

Should You Attend Your Home Inspection?

​We highly recommend that you attend. It’s your chance to walk the property with a professional who can point out maintenance tips and explain the difference between a minor repair and a structural 'deal-breaker.' If you can't be there for the whole thing, try to arrive for the final hour for a summary.

What to Look for Beyond the Structure

In Westchester, Putnam and Dutchess Counties, a standard inspection covers the basics, but you should also consider:

• Radon Testing: Common in Putnam, Westchester and Dutchess County. High radon levels are common in the rocky terrain of the Hudson Valley
• Termite Inspections: Often required by your lender.
• Water & Septic Testing: Essential if the home isn't on town services.
• Mold & Moisture: Given our climate, checking basements and attics for mold is vital for your family's health

Does "Caveat Emptor" Typically Apply in Westchester, Putnam and Dutchess Counties

New York is a 'Caveat Emptor' state. Once the Contracts are signed by you and the Seller, you are generally buying the house 'as-is.' A home inspection isn't just a physical check-up; it is your legal due diligence. If your inspector misses a structural issue now, you likely cannot sue the seller for it later. This is why we insist on a highly-rated, licensed professional rather than a 'handy' friend

Questions to Ask Before You Sign Contracts

As your real estate attorney, we want you to properly understand the property. Beyond the structural report, you should ask the Seller (and have your inspector verify) the following:

• Underground Oil Tanks: Are there any currently in use, or—more importantly—any that were "abandoned" or filled with sand? An old, leaking tank is a significant environmental and financial liability in New York.
• Permits for Improvements: Did the Seller finish the basement, add a deck, or renovate the kitchen? We need to verify that all work was done with proper municipal permits and that "Certificates of Occupancy" (C.O.s) were issued. Unpermitted work can delay your closing.
• Age of Major Systems: How old is the roof, the boiler, and the central air unit? Knowing these are near the end of their "useful life" allows us to negotiate a credit or prepare you for upcoming expenses.
• Water and Sewer History: If the home has a private septic system or well, when was it last pumped or tested? Ask for service records.
• ​Active Warranties: "Are any major components—like the roof or the furnace—still under a manufacturer's warranty? If so, we want to ensure those warranties are legally transferable to you at closing."
• Recent Insurance Claims: "Has the property had any significant insurance claims in the last 5 years (e.g., water damage, fire, or storm damage)? This could affect your ability to get affordable homeowners insurance."

Home inspections are just the first step. To know more about closings, visit our Real Estate Buyer FAQ page.