A sewer scope inspection runs a camera down the main sewer line from the house to the city connection. It's one of the cheapest add-ons in inspection week and one of the most expensive things to skip. In most homes, the owner is responsible for the line from the house out to the main, and a general inspection doesn't look inside it. Here's how I talk to buyers about it.
The short answer
Yes, for most resale homes with a city sewer connection, and especially for older homes, homes with big trees, and homes that sat vacant. The camera shows roots, cracks, sags (called bellies), offsets, and old pipe materials like clay or Orangeburg. A failed line can cost thousands to repair, so the scope's small fee is worth it. Homes on septic need a septic inspection instead.
Step by step
- Recommend it at the consult. Add the sewer scope to your inspection checklist so it's not a surprise.
- Book it with the general inspection. Many inspectors offer it or partner with a sewer company.
- Find a cleanout. The scope needs access, usually a cleanout in the basement or yard. Ask the listing agent if they know where it is.
- Get the video, not just the summary. Ask for the video link and a written report with distances and findings.
- Read the findings. Minor roots may just need cleaning. A belly may hold water and cause backups. Breaks, collapses or root-filled clay pipe usually need repair or replacement.
- Get a bid fast. A licensed sewer contractor can quote a fix. Some quotes include spot repairs vs full replacement, or trenchless lining.
- Negotiate in the objection. Repair by a licensed contractor with an after-video, a credit, or a price change. See handling the inspection objection.
- Check the city's role. Some cities share costs for certain sections. The buyer can call the local utility.
What the camera finds
| Finding | What it usually means |
|---|---|
| Light roots | Clean and monitor |
| Belly (sag) | Possible backups; may need repair |
| Offset joints | Roots and leaks get in |
| Cracks or breaks | Repair needed |
| Collapsed pipe | Replacement needed |
| Old clay or Orangeburg pipe | Higher risk; plan for future replacement |
How to explain it to your client
"The sewer line from the house to the street is yours once you own it, and the regular inspection doesn't look inside it. A sewer scope is a camera that runs through the pipe. It costs a little, and a broken line can cost thousands. If it shows roots or a crack, we'll get a bid and ask the seller to fix it or give you a credit. If it's clean, you'll sleep better."
Watch-outs
- Newer homes aren't immune. Construction debris and settling can damage newer lines.
- Vacant homes. Problems hide when nobody's using the water. Run water before the scope if allowed.
- Don't diagnose yourself. Let the scope company and a licensed contractor explain findings.
- Home warranties often exclude sewer lines. Read the contract. See home warranty.
- Deadlines. Get the scope done early enough to get a bid before the inspection objection deadline.
Further reading
- How to spot a clogged sewer line on kennarealestate.com
- Warning signs a sewer line needs replacing on kennarealestate.com
This is training for real estate agents. It isn't legal advice. Check with your managing broker.
Questions
What does a sewer scope inspection cost?
It's usually a modest add-on fee. Get a quote from the inspector.
Who owns the sewer line?
Usually the homeowner owns the line from the house to the city main. Check with the local utility.
Do condos need a sewer scope?
Sometimes. Shared lines may be the HOA's. Read the HOA documents.
Can a seller refuse to fix the sewer line?
Yes. Then the buyer decides whether to accept, negotiate a credit or terminate by the deadline.
What about septic systems?
Septic needs its own inspection. See septic inspection at sale.
Brian Lee Burke is the founder of PadLeaders, a Colorado real estate broker licensed since 2003, team leader of The Kenna Group at Keller Williams DTC (formerly Kenna Real Estate Group) and the author of Mastering Real Estate and The Real Estate Playbook. More about Brian.