FeedingTrends
Unlocking the Secrets of Home Inspection in California
a month ago
9 min read

Unlocking the Secrets of Home Inspection in California

Buying a home is one of the biggest investments most people will ever make. When you're looking to purchase property in California, getting a professional home inspection is crucial to protect your investment and gain peace of mind. However, the home inspection process can seem mysterious to many first-time homebuyers.

What exactly does a home inspector look for? When's the right time to get an inspection done? And how can you get the most out of your home inspection report? This blog post will walk you through everything you need to know to make the most of home inspections in California.

What is a Home Inspection?

Home Inspection in California - A home inspection is a detailed visual examination of both the interior and exterior of a home. The goal is to evaluate the condition of the home and identify any issues that may exist.

In California, home inspections are usually conducted by a licensed home inspector after a buyer has made an offer on a home but before closing. The buyer typically arranges and pays for the inspection.

During the inspection, the home inspector will spend 2-3 hours thoroughly evaluating the home’s major systems and components such as:

  • Roof, attic, and exterior

  • Heating and cooling systems

  • Plumbing and electrical systems

  • Foundation and structure

  • Walls, floors, windows, doors, and ceilings

  • Built-in appliances

  • Fireplace and chimney

The inspector will look for visible defects, wear and tear, improper installations, and potential safety hazards. At the end of the inspection, they provide a detailed written report summarizing their findings.

When to Get a Home Inspection

The best time to get a home inspection is after your offer has been accepted by the seller, during your contingency period. This allows you to back out of the deal or renegotiate the purchase price if the inspection uncovers significant problems.

In California, buyers usually have 17 calendar days from the acceptance date to complete inspections and request repairs from the seller. It's important to get the inspection done early in this timeframe so you have enough time to review the report and negotiate repairs if needed.

You'll also want to avoid doing the inspection before making an offer. If you haven't reached a mutual agreement with the seller yet, they may decline giving you access to thoroughly inspect their home.

Finally, don’t wait until the last minute to get your inspection done. This leaves no room for negotiating repairs or potentially cancelling the deal if major issues are found.

Choosing the Right Home Inspector

Picking the right home inspector is key to getting an accurate, thorough inspection report. Here are a few tips for selecting a high-quality home inspector in California:

  • Check licensing: Make sure they have an active home inspector license issued by the California Real Estate Inspection Association (CREIA). This ensures they meet training requirements.

  • Look for experience: Choose an inspector with at least 5 years of experience inspecting homes in your area. They’ll be familiar with local building codes and common issues.

  • Read reviews: Check online reviews from past clients. A good inspector should have predominantly positive feedback.

  • Consider specialties: Some inspectors specialize in certain home systems like electrical or plumbing if you have concerns there.

  • Compare costs: Prices typically range from $300-$500 but can vary based on size/age of home and additional services.

  • Ask about the report: Most inspectors provide a computerized report with photos at the end of the inspection.

What a Home Inspection Covers

Home inspectors look at hundreds of items during an inspection. Here are some of the major components covered in a standard home inspection report:

Roof and Attic

  • Roof age, structure, and materials

  • Evidence of leaks or water damage

  • Attic insulation, ventilation, and signs of pests/mold

  • Fireplace and chimney flashing, mortar, damper, and flue

Exterior

  • Condition of siding, trim, paint, and caulking

  • Windows and doors for damage and function

  • Fences, gates, sidewalks, driveways, and retaining walls

  • Grading and drainage away from home

Electrical System

  • Main electrical panel and all wiring

  • Switches, outlets, and fixtures for defects

  • Ground fault and arc fault protection

  • Smoke and carbon monoxide detectors

Heating and Cooling

  • HVAC equipment type, age, and capacity

  • Thermostats, distribution, and venting

  • Signs of leaks, damage, or excessive wear

Plumbing

  • Water supply and distribution pipes

  • Drain, waste, and vent pipes

  • Water pressure, drainage flow, and sump pump

  • Water heater type, age, connectors, and safety

  • Fuel gas lines and shut-off valves

  • Fixtures for proper installation and function

Interior

  • Walls, ceilings, and floors for cracks and defects

  • Doors and windows for damage and function

  • Built-in appliances for defects

  • Laundry connections and exhaust fans

  • Sink, toilets, showers for leaks and performance

Foundation and Structure

  • Foundation material, anchoring, cracks, and drainage

  • Floor framing system and subfloor for sagging or defects

  • Wall structure and support beams

  • Ceiling and roof structure and attic ventilation

What a Home Inspection Doesn’t Cover

While home inspectors look at a home’s major systems, there are limitations to what falls within the scope of a standard home inspection. Some examples of what is not included:

  • Evaluating the quality or condition of cosmetic finishes like paint and carpet

  • Assessing the presence of pests, including wood-destroying organisms

  • Testing for mold, radon, asbestos, lead paint and other environmental hazards

  • Evaluating compliance with building codes, permits, or zoning ordinances

  • Checking home’s title or boundaries of property

  • Testing the pool, spa, or low-voltage systems like security alarms

  • Climbing on the roof (unless safely accessible)

  • Dismantling equipment or moving furniture, appliances, and belongings

If you need information about any of the above items, you’ll likely need additional specialty inspections or expert evaluations beyond the standard home inspection.

Using Your Inspection Report

The home inspection report is your chance to gain objective insights into the current condition of the home, before you finalize the purchase. Here are some tips for using it:

  • Review it carefully: Look beyond the overall summary for details on each inspected item. Make note of any deficiencies flagged.

  • Ask questions: If you're confused or concerned about any findings in the report, contact the inspector for clarification.

  • Create a repair request: Identify any high priority issues you want the seller to address and create a repair request list.

  • Negotiate repairs: Discuss your repair request with the seller to determine what they’re willing to fix. Get all agreements in writing.

  • Factor in costs: If the seller won’t agree to repairs, consider asking for a price reduction or getting repair cost estimates to make an informed decision.

  • Consider walk-away: If the repairs are too costly, don’t ignore major red flags. You can walk away during the contingency period.

  • Keep a copy: Hold on to your inspection report even long after closing. It provides useful documentation of the home's condition when you bought it.

The home inspection isn't meant to pass or fail. It provides objective information to make an informed decision about whether to move forward with the purchase, negotiate repairs, or walk away.

Why Home Inspections Are Important

While home inspections require an additional upfront cost and effort, they can help you avoid expensive surprises down the road. Here are some key benefits:

  • Identify hidden defects: Inspectors find issues not visible to the untrained eye, like early-stage mold growth or tiny roof leaks.

  • Avoid safety hazards: They look for issues that could put your safety at risk like exposed wiring, faulty railings, and fire hazards.

  • Understand maintenance needs: Regular maintenance helps prevent costly repairs. The inspection report clues you in on items that will need servicing.

  • Learn home systems: Walking through with the inspector is a great chance to learn about how your home's systems function.

  • Establish a baseline: The report becomes a record of the home's condition when you bought it, which is useful for future repairs or real estate transactions.

  • Negotiate repairs: Large concerns found give you ground to negotiate repairs, credited closing costs, or adjusted sale price from the seller.

  • Make an informed decision: You get objective insights to determine if the purchase makes sense or if you should walk away.

While no home is perfect, getting a home inspection helps remove emotions from the buying process and protect your finances from preventable issues.

How to Prepare for the Inspection

You’ll get the most out of your home inspection if you’re prepared ahead of time:

  • Make repairs beforehand: Fix any minor issues like dripping faucets beforehand so the inspector can focus on more significant systems.

  • Declutter: Remove as much clutter as possible so the inspector can thoroughly access all areas.

  • Turn on utilities: Make sure all utilities are turned on and appliances are operational.

  • Unplug appliances: Allows the inspector access to outlets to test electrical.

  • Open up: Unlock any locked doors and open access panels and covers for the inspector.

  • Clear paths: Cut back shrubs, move debris, and shovel snow so the exterior is easily accessible.

  • Send info: Provide any information you have on the home's age, work done, warranties, etc.

  • Keep pets contained: Secure pets out of the way for safety.

Taking these steps allows the inspection process to go more smoothly and avoids cancellations or repeat visits.

Home Inspector Certifications

When vetting potential home inspectors, look for ones that hold certifications from industry organizations. Here are some of the most common credentials:

  • California Real Estate Inspector Association (CREIA): CREIA offers California Inspector licenses and industry-standard education. Licensed inspectors meet experience requirements and pass exams.

  • American Society of Home Inspectors (ASHI): ASHI sets standards and offers certification programs on home inspections. Certified Inspectors must pass exams and perform 250 paid inspections.

  • InterNACHI: The International Association of Certified Home Inspectors offers Inspector certifications across the US. Exams test knowledge on over 500 inspection standards.

  • International Code Council (ICC): ICC provides Inspector certifications on building and safety codes. ICC inspectors are familiar with state and local regulations.

  • National Fireplace Institute (NFI): Certifies competence in inspecting wood burning fireplaces and chimneys. Available for WETT certification in Canada.

While not required, choosing an inspector with one or more of these credentials is a sign of their experience and ongoing education. Many homebuyers seek out these industry affiliations when hiring their home inspector.

Multiple Inspection Options

In addition to the standard home inspection, you may want to consider additional specialty inspections:

  • Radon testing: Checks radon levels and recommends mitigation if levels are high. Radon is a radioactive gas that can seep into homes from the ground.

  • Mold inspection: Sample air and surfaces to test for dangerous mold growth and spores.

  • Asbestos inspection: Test building materials like walls, flooring, and insulation for asbestos, which can pose health risks if disturbed during renovations.

  • Lead paint testing: Can check paint flakes for dangerous levels of lead, especially in pre-1978 homes. Young children are particularly vulnerable.

  • Well and septic inspection: Evaluate the condition of private well and septic systems. Check water quality and signs of septic failure.

  • Chimney inspection: A certified chimney sweep does a deep clean and complete structural evaluation.

  • Roof inspection: A licensed roofer can provide expert opinions on remaining roof life, leaks below the surface, and recommended repairs.

While these inspections add time and cost, they may be prudent for high-risk homes to avoid health hazards and expensive repairs later on.

Common Defects Found During Inspections

While each home and inspection report is unique, here are some of the most common issues that can surface during a home inspection:

  • Water damage: From leaky roofs, bathrooms, appliances etc. Water leaks can be a warning sign of bigger issues.

  • Termite damage: Termites chew through wood structural components and can cause extensive damage if left undiscovered.

  • Settling foundation: Can manifest as cracks in foundations, walls leaning one way, sticking doors. May signal foundation repair is needed.

  • Faulty electrical: Improper wiring, overloaded circuits, exposed wires, etc. Electrical issues can become fire hazards.

  • HVAC issues: Like a failing compressor or heat exchanger, insufficient air flow, or improper venting of furnaces. Can lead to carbon monoxide leaks.

  • Plumbing leaks: From loose fittings, slab leaks, pinhole leaks in copper pipes, rusted pipes, flex hose failures etc.

  • Mold: Excess moisture enables mold growth. Looks like discolored patches or fuzzy growth on walls and ceilings. Can contribute to respiratory issues.

  • Asbestos and lead paint: Exposure to deteriorating asbestos or chipping lead paint poses serious health risks, especially to children. More common in older homes.

Many buyers understandably feel overwhelmed when their inspection uncovers issues. While no home is perfect, a qualified inspector helps identify areas to monitor and guides you in protecting your investment.

Cost of Home Inspections

The cost of a home inspection in California typically ranges from $300-$500 but depends on several factors:

  • Size of home: Larger square footage means more time and areas to inspect.

  • Age of home: Older homes often have more systems and issues to assess.

  • Optional add-ons: Specialty tests for radon, mold and others add cost.

  • Location: Inspectors in metro areas like San Francisco and LA often charge more.

  • Additional fees: Some charge extra fees for limited accessibility, repeats, and cancellations.

  • Inspector experience: Inspector qualifications, expertise, and certifications also influence pricing.

It’s always smart to get quotes from 2-3 highly reviewed inspectors in your area to understand price ranges. Many homebuyers consider home inspections a worthwhile investment given the value of the asset being purchased. Quality inspections help safeguard the buyer against making the largest purchase of their life on a home with unnoticed defects.

READ MORE..

Your Next Steps

I hope this overview demystifies home inspections in California and helps you feel empowered to get the most out of the process. Here are a few key next steps:

  • Use these tips to find a licensed, experienced home inspector in your area after your offer is accepted.

  • Thoroughly review your inspection report and ask your inspector to clarify any concerns.

  • Make reasonable requests for the seller to repair serious defects found.

  • Carefully weigh the inspection findings before finalizing the purchase.

  • Keep your home inspection report on file to reference for years to come.

Home inspections provide invaluable insights that help inform one of your most important financial decisions. By understanding what's included, choosing the right inspector, and learning how to maximize these reports, you can make your dream of homeownership an exciting journey. Enjoy the process and best of luck with your upcoming purchase!