Updated September 28, 2026 by Tony Walton, Principal Broker, New England Landmark Realty

Quick Answer

A Vermont home inspection is a visual, non-invasive review of a home's structure and systems, done after your offer is accepted and before your inspection contingency ends. Vermont licenses property inspectors through the Office of Professional Regulation, so you can check an inspector's license before you hire. In Vermont, plan to add tests the standard inspection doesn't cover: radon, private well water, and the septic system.

Key Takeaways

Two-Sentence Summary

A general inspection covers the house itself, but many Vermont homes need separate tests for radon, well water, and septic. Book those tests at the same time as the inspection so all the results arrive before your contingency deadline.

If You Only Remember 3 Things

  1. Hire a Vermont-licensed property inspector and verify the license on the Office of Professional Regulation's lookup.
  2. Test for radon: the Vermont Department of Health says about 1 in 7 Vermont homes has elevated radon, and state law doesn't require a test when a home is sold.
  3. If the home has a private well, test the water: the Health Department says it's important to test when buying a property with a private water source.

Quick Facts

  • Licensing: Vermont property inspectors are licensed by the Office of Professional Regulation.
  • Radon action level: 4.0 pCi/L (Vermont Department of Health and EPA)
  • Well water: the Health Department's Homeowner Testing Package covers bacteria, common inorganic chemicals, and gross alpha radiation.
  • Typical inspection: a few hours on site, with a written report afterward

What a Vermont Home Inspection Covers

A general home inspection looks at the visible, accessible parts of the home, typically including:

  • Roof, gutters, and flashing
  • Foundation, basement, and signs of water getting in
  • Plumbing and water heater
  • Electrical service and panel
  • Heating system (boiler, furnace, or heat pump)
  • Insulation, ventilation, attic, and crawl spaces
  • Windows, doors, siding, and trim
  • Interior floors, walls, and ceilings
  • Decks, porches, and garages

In Vermont, ask your inspector to pay close attention to moisture: ice dams, snowmelt, and spring runoff are common causes of roof, basement, and foundation problems.

Tests a Standard Inspection Usually Doesn't Include

  • Radon in air: radon is a radioactive gas from the ground. The Vermont Department of Health says about 1 in 7 Vermont homes has elevated levels and recommends reducing radon at or above 4.0 pCi/L. Most mitigation systems can bring levels to 2.0 pCi/L or lower.
  • Private well water: the Health Department recommends testing for bacteria every year and running its Homeowner Testing Package, which covers inorganic chemicals such as arsenic, lead, manganese, and uranium plus gross alpha radiation, every five years. It specifically advises testing when you buy a property with a private water source.
  • Septic system: a septic contractor can locate, pump, and inspect the tank and look for signs of trouble in the leach field. Ask the seller for permits and pumping records.
  • Chimneys and woodstoves: a chimney sweep can inspect flues and liners, which matters in homes that heat with wood.
  • Pests: a separate wood-destroying insect inspection if the general inspector doesn't offer one.

Buying a lake camp or a rural home? Water supply, septic, and year-round readiness matter even more. See our Lake Champlain waterfront homes guide for a lake-specific checklist.

Need an inspector, septic service, or radon pro? Our Local Resources page lists central Vermont building inspectors, septic services, chimney services, and environmental services, including radon mitigation, plus attorneys, lenders, and other local professionals.

Find local inspectors and pros →

What Does a Home Inspection Cost in Vermont?

Costs vary with the home's size, age, and location, and with which add-on tests you order. Get quotes from two or three licensed inspectors and ask exactly what each quote includes. For well water, the Health Department lists its Homeowner Testing Package at about $159. Budget inspection costs alongside your other closing costs; see our Vermont closing costs guide.

Should You Attend the Inspection?

Yes, if you can. You'll see issues firsthand, ask questions while the inspector is on site, and learn where the shutoffs, panel, and filters are in your future home.

What Happens After the Inspection

Once you have the report, and before your inspection contingency deadline, you can:

  • Ask the seller to make specific repairs
  • Ask for a credit or a lower price
  • Accept the home as it is
  • Walk away if your contract's inspection contingency allows it

Most issues in an inspection report are routine maintenance. Focus your requests on safety, water, structure, and big-ticket systems.

Tips for a Smooth Inspection

  • Start with our Local Resources page for building inspectors, septic services, and radon mitigation, then verify the inspector's license on the Office of Professional Regulation's Find a Professional lookup.
  • Schedule radon, water, and septic tests right away; lab results can take several days.
  • Know your contract's inspection deadline and plan backward from it.
  • Take notes and photos, and ask the inspector to point out anything urgent.

Frequently Asked Questions

Are home inspectors licensed in Vermont?

Yes. Vermont property inspectors are licensed by the Office of Professional Regulation, and you can look up a license on the office's Find a Professional page.

Is a radon test required when buying a home in Vermont?

No. The Vermont Department of Health says state law does not require a radon test in a real estate transaction, but it recommends testing, since about 1 in 7 Vermont homes has elevated radon.

Should I test the well water when buying a home?

Yes. The Vermont Department of Health says it's important to test your water when buying a property with a private water source. Its Homeowner Testing Package covers bacteria, common inorganic chemicals, and gross alpha radiation.

Does a home inspection include the septic system?

Usually not. Hire a septic contractor to locate, pump, and inspect the system, and ask the seller for permits and pumping records.

What radon level is too high?

The Vermont Department of Health and EPA recommend reducing radon if a test shows 4.0 pCi/L or higher. Most mitigation systems can bring levels to 2.0 pCi/L or lower.

Can I back out after the inspection?

If your purchase contract includes an inspection contingency and you act before its deadline, you can typically ask for repairs or credits, renegotiate, or withdraw. Review the terms with your agent.

What to Do Next

Call our office at 802-253-4711, reach Tony Walton directly at 802-233-4107, or contact us.

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