Get A Home Inspection

A home inspection is a professional, visual examination of the property’s condition, usually completed after your offer is accepted and while your contingency period is open. It shows you what is wrong, what is aging and what to budget for, so you can request repairs or credits, renegotiate or, if needed, cancel under the terms of your contract.

Why is a home inspection worth it?

When you toured the home (house hunting), you saw the surface. An inspector looks at the systems that make the house work and the parts of it you cannot easily judge, such as the condition of the roof, the attic, the crawlspace and the electrical panel. A report is not a guarantee, but it is your best chance to find expensive problems before you owe the seller anything beyond your contingency terms.

The inspection also helps you plan. Even a healthy home has items nearing the end of their life, such as a water heater or HVAC system. Knowing that in advance helps you build a realistic maintenance budget alongside your mortgage payment.

When does the inspection happen?

You schedule it right after the seller accepts your offer in the offer step. Your purchase agreement gives you a limited number of days to complete your investigations and decide whether to proceed, request repairs or cancel. Book your inspector immediately because good ones fill their calendars fast, and a missed deadline can weaken your rights. Keep your lender informed too, since reports on safety or structure can affect the appraisal (appraisal).

What does a home inspector check?

A general inspection is a non-invasive review of the home’s visible and accessible components. It typically covers:

• Roof: condition of tiles or shingles, flashing, gutters, and signs of leaks.
• Structure and foundation: cracks, settlement, floors that are not level, and framing that is visible in the attic or crawlspace.
• Plumbing: supply lines, drains, fixtures, water heater, water pressure and signs of leaks.
• Electrical: service panel, wiring that is visible, outlets, grounding and safety devices.
• Heating and cooling: furnace, air conditioner, ducts and thermostats.
• Interior: walls, ceilings, floors, windows, doors, stairs and fireplaces.
• Exterior and grounds: siding or stucco, drainage, grading, decks, driveways and fences.
• Safety items: smoke and carbon monoxide alarms, water heater strapping and gas lines, among others.

Inspectors generally do not open walls or test hidden areas, and they do not evaluate everything in every specialty. If the report points to a concern beyond the inspector’s scope, you will usually be told to bring in a specialist.

What is the California pest (termite) report?

In California, it is customary for a buyer to receive a wood-destroying pests and organisms inspection from a licensed pest control company. The report notes active infestations, damage from past activity and conditions likely to lead to infestation, such as moisture or wood in contact with soil. It is commonly separated into items that need immediate treatment or repair and items that are preventive recommendations.

Who pays for the report and any resulting work is negotiated in the contract, so ask your agent how your purchase agreement allocates it. For a VA loan, a termite inspection may be required on purchase, depending on the area and what the appraiser finds, and FHA and VA appraisers may also flag conditions found during their own review.

Which specialized inspections might you need?

These add cost, but they are usually small compared with the repairs they might uncover. In general, a general inspection and the pest report are modest expenses, while specialist inspections add to the total depending on the property and the scope. Ask each provider for a price before you book.

How do you check permits and unpermitted work?

Many California homes have had garages converted, rooms added or bathrooms remodeled. If the work was done without a building permit, it may not meet code, and a city can require corrections. Warning signs include rooms with no permit in the city’s records, newer-looking additions, unusual wiring or gas lines, and square footage that does not match public records.

Ask your agent to review the seller’s disclosures and request permit history from the city or county. If something is unpermitted, your options usually include asking the seller to legalize it, negotiating a credit, or deciding the risk is too high. Unpermitted work can also affect the appraisal, insurance and your ability to resell, so talk to your loan officer before relying on any rental income from an unpermitted unit.

How do you use the findings?

Read the whole report, not just the summary. Sort the issues into three groups: safety or structural concerns, items that will need repair soon, and cosmetic or maintenance items. Then talk with your agent about what to request. Common options are:

1. Repair request: the seller fixes specific items before closing, ideally with licensed professionals and receipts.
2. Credit or price reduction: you take on the work yourself and the seller credits money toward closing costs or lowers the price.
3. Accept as-is: you decide the issues are acceptable and remove your contingency in writing.
4. Cancel: if the problems are too large and you are still within your contingency period, you may cancel and recover your deposit as the contract allows.

Do not assume repairs will be done well just because they were agreed. Ask for proof of completed work, and verify at the final walkthrough (closing). If you used an FHA loan or a VA loan, remember that required repairs found by the appraiser must be completed before the loan can close.

At Lendia, we help you understand how repairs affect your loan

At Lendia, we compare options from multiple lenders to fit your situation, and we can tell you whether a credit, a repair or a delay affects your financing. Contact us or get a rate quote now. Rates and terms depend on your situation; approval requires qualification. For legal questions about your contract or disclosures, consult your agent or an attorney.

Frequently Asked Questions

Who pays for the home inspection?

The buyer typically pays for their own inspection. Who pays for the pest report and repair work is negotiated in the contract.

Should I attend the inspection?

Yes, if you can. You will learn how the systems work, where shutoffs are and what the inspector is concerned about.

Can I skip the inspection to make my offer stronger?

You can choose to waive it, but it is a real risk. If problems appear later, you may have no right to ask for repairs or to cancel. Talk with your agent first.

Does a sewer lateral inspection matter in California?

It can. A camera scope shows the condition of the line between the house and the connection. Some local jurisdictions have rules about it, and replacement can be expensive.

What if the report is worse than I expected?

Get estimates from licensed contractors, then decide whether to negotiate, accept or cancel. Do this within your contingency deadlines.

Is the inspection the same as the appraisal?

No. The inspection is for you, and focuses on condition. The appraisal is for the lender and focuses on value. See the appraisal guide.