Before the Inspection: What to Request
A few days before your inspection appointment, get these items from the seller or listing agent:
Sewer lateral inspection certificate status: In St. Louis City, the seller is required to obtain this before closing. Ask early whether the certificate has been obtained, whether it's been denied, and if denied, what repairs have been or will be made. If the seller hasn't initiated the inspection yet, that's worth knowing — it can affect closing timelines.
The Metropolitan Sewer District's lateral inspection page explains the program and lists approved contractors. If you're buying in St. Louis County rather than St. Louis City, this requirement may not apply — confirm based on the specific municipality.
Permits for visible work: If there have been additions, converted spaces, finished basements, or obvious system replacements, ask whether permits were pulled and inspections completed. Unpermitted work isn't automatically a dealbreaker, but it affects how you evaluate what was done and who's responsible if it wasn't done correctly.
Utility bills: Two years of gas and electric bills gives your inspector context for whether the HVAC system is performing reasonably. Unusually high bills relative to the home's square footage can indicate duct issues, insulation problems, or an inefficient system.
Age of major systems: HVAC, water heater, roof installation date if known. Many sellers don't have this information, but it's worth asking. If you can establish system ages before the inspection, your inspector can give you a clearer picture of remaining useful life.
Scheduling: What to Add to Your Standard Inspection
Standard home inspections cover visible and accessible systems and components. In St. Louis, a few add-ons are worth considering:
Radon Testing
Missouri has elevated radon levels in many areas, particularly in the northern and central parts of the state. The EPA's radon zone map shows much of Missouri in Zone 1 and Zone 2, the higher-risk categories. Testing is inexpensive — typically $15 to $30 added to your inspection — and takes 48 hours with a passive canister. If the home has a basement or crawl space, radon testing is worth doing.
The EPA action level is 4 pCi/L. Mitigation systems are effective and typically cost $800 to $1,500 in the St. Louis area.
Sewer Scope
Even if the seller has a current MSD sewer lateral certificate, you may want to request a copy of the camera footage, not just the summary certificate. A certificate means the lateral met minimum standards at the time of inspection, not that it's in perfect condition. If your inspector or your own review of the footage raises questions, a second opinion from another contractor isn't a bad idea on a home with an older lateral.
Lead Water Testing
Homes with unknown service line material or interior lead supply lines warrant tap water testing. A basic lead test of the kitchen tap runs about $30 through a state-certified lab. For older homes in St. Louis City, this is worth doing before you close rather than after you move in.
During the Inspection: How to Use Your Time
Plan to be present for the full inspection, not just the last 30 minutes. Three to four hours with your inspector is some of the most useful time you'll spend in the home purchase process.
Walk with the inspector through every space, including the basement, attic, and crawl spaces. Ask what he's looking at and why. When he notes something, ask what it means practically — not just the technical description, but what it costs to fix, whether it's urgent, and whether it's common in homes of this era.
In St. Louis homes from the brick bungalow era, inspectors often find several items that are typical for the age and don't necessarily require immediate action. Understanding context helps you avoid two common overreactions: panicking about normal findings, or dismissing significant issues because "it's an old house."
Pay particular attention to:
Basement walls: Ask your inspector to explain any cracks in detail — horizontal versus diagonal versus vertical, and what movement pattern each one suggests. In clay soil areas like St. Louis, seasonal movement is common and most cracks are monitoring items rather than emergencies. But horizontal cracks in block or poured walls indicate lateral pressure and warrant more serious evaluation.
The service panel: Note the panel brand, age if visible, and whether circuits are labeled. Federal Pacific Stab-Lok and Zinsco panels — common in St. Louis homes from the 1960s to 1980s — should trigger a conversation about replacement.
Plumbing supply lines: Under the sinks, check what material you're looking at. Galvanized steel shows rust-colored deposits at joints. Lead pipe has a dull gray color and dents easily. Copper is orange-brown and bright. Polybutylene is gray plastic. Knowing what's there tells you how close you are to replumbing costs.
After the Inspection: Reviewing the Report
St. Louis inspectors typically use digital reports with photos, delivered within 24 to 48 hours. The report will categorize findings by severity — the exact terminology varies by inspector, but most use some version of safety concern, major defect, and monitor/maintain categories.
Read through the full report rather than skipping to the summary. The summary captures the highlights, but context matters. A flagged finding described as "common for homes of this age" carries different weight than one described as "requires immediate evaluation."
For negotiation purposes, focus on:
Safety items: Anything affecting electrical safety, structural integrity, gas lines, or carbon monoxide risk should be addressed before closing regardless of how the negotiation goes.
Expensive systems: HVAC approaching end of life, water heater near replacement, roof with limited remaining life. These don't necessarily kill a deal, but they should factor into your offer price or your repair request.
Sewer lateral findings: If the certificate hasn't been obtained yet or repairs are pending, confirm exactly what's required and who's covering the cost before you remove the inspection contingency.
For more on how to structure a repair request after your inspection, see our guide on negotiating repair credits.
Finding a Good Inspector in St. Louis
Missouri requires home inspector licensing. Inspectors must complete coursework, pass a national exam, carry errors and omissions insurance, and complete continuing education to maintain licensure. You can verify license status through the Missouri Division of Professional Registration.
Look for an inspector with experience in the specific era and style of home you're buying. A Soulard brick row house from 1895 and a Kirkwood ranch from 1958 are very different inspections. Ask how many inspections the inspector has done in similar homes and what the most common findings are in that era.
InterNACHI and ASHI-certified inspectors have met training requirements beyond state minimums. A list of certified inspectors with MO licensing is available through both InterNACHI and ASHI.
Inspection fees in St. Louis typically run $350 to $550 for a standard single-family home, depending on size and age. Older homes take longer and often warrant the higher end of that range.