Written by Amanda Casteel · COO Reviewed by Johnny Casteel · CEO · Master Plumber Updated July 2026 VA Plumbing Lic. 2710075081 · Contractor Lic. 2705180998
Quick answers
- Big Four before they buy: sewer camera, water quality, water heater age & code, full plumbing to code.
- Every inspection also covers pressure, materials, leaks, shut-offs, drains, toilets, sump, gas, hose bibs, permit history.
- $550 can surface up to $50,000 in hidden costs while your client can still negotiate.
- Cul-de-sac / flag lots: camera-map laterals that run under streets or neighbors.
When to use this page
Use this when advising buyer clients in NoVA, DC, or Maryland during the option period — or when a listing needs a pre-listing plumbing package to reduce renegotiation risk.
The Big Four — have these checked before they buy
1) Sewer camera inspection — root intrusion, cracks, collapsed pipe; replacement $10,000–$25,000+. 2) Water quality testing — hardness, contaminants, corrosion signals. 3) Water heater age & code — T&P, venting, strapping, expansion tank; failures often hit at 8–12 years right after closing. 4) Full plumbing inspection to code — supply, drains, vents, gas, fixtures with documented repair costs.
Every inspection also covers
Water pressure & flow at every fixture; pipe material ID (galvanized, polybutylene, lead); hidden leak check via water meter test; main & fixture shut-offs; drain speed at sinks, tubs & showers; toilet condition, seals & stability; sump & drainage; washer hoses & supply lines; gas lines; outdoor hose bibs & backflow; past leak / water damage signs; permit history on prior plumbing work.
Why it matters for agents
A $550 inspection can surface up to $50,000 in hidden plumbing costs — while your client can still negotiate. Written, itemized reports give you documentation for repair requests and price adjustments.
Buying on a cul-de-sac, corner, or flag lot?
Sewer laterals on these lots often run under the street or a neighbor's property to reach the main — we have seen lines run 25 feet under the road. The homeowner owns every foot, and under-street replacement is dramatically more expensive. A camera inspection maps the line before your client commits. Point buyers to Who Owns What for the ownership explainer.
Schedule or download
Fast scheduling for option periods. Call (703) 214-2551 or email [email protected]. Download the printable realtor checklist: /assets/agent_plumbing_checklist_cherry_blossom.pdf
Failure modes to avoid
Waiting until the week of closing
Camera findings and heater replacements need calendar time. Book early in the option window.
Assuming the general home inspection is enough
Deals reopen when laterals and code issues surface after a general inspector walks through. Give clients this list.
Proof & methodology
- · Written by Amanda Casteel (COO), reviewed by Johnny Casteel (CEO · Master Plumber) — Cherry Blossom Plumbing (VA Plumbing Lic. 2710075081).
- · Grounded in Northern Virginia, Maryland, and DC transaction patterns — option-period scheduling and written negotiation reports.
Last updated July 2026
FAQs
Can I schedule on behalf of my client?
Yes. Call (703) 214-2551 or email [email protected] with the property address and option-period deadline.
Is this the same as a municipal sale inspection?
No — it is our packaged best-practice buyer inspection. Pair it with our home-sale requirements guide for required vs recommended language.
Do you have a buyer-facing version?
Yes — share the Home Buyer’s Plumbing Checklist and the $550 package page.
Next step
Ready for help in Arlington or Northern Virginia? We diagnose first, explain options in flat-rate terms, and never upsell what you do not need.