What Should I Look for During a Home Inspection?

What a Standard Inspection Covers

A standard home inspection typically covers the visible and accessible components of the following systems:

• Roof — covering, flashing, gutters, and visible structure
• Foundation and structure — visible foundation, framing, and load-bearing elements
• Plumbing — pipes, water heater, fixtures, and visible drainage
• Electrical — panel, wiring, outlets, and visible safety components
• HVAC — heating and cooling systems, ductwork, and thermostat
• Exterior — siding, trim, doors, windows, and drainage around the property
• Insulation and interior — attic insulation, ventilation, walls, ceilings, and floors

California-Specific Considerations

Homes in California face unique conditions that deserve extra attention during an inspection:

Seismic movement. Foundations and cripple walls should be checked for bracing, strapping, and signs of differential settlement. In older homes, unbraced crawl spaces are a common concern.

Climate and weathering. UV exposure and wind-driven rain can accelerate roof and exterior wear. Look for signs of water intrusion around windows, doors, and rooflines.

Common Issues That Surface

While every property is different, some issues tend to appear frequently during inspections:

• Foundation cracks or signs of movement
• Roof damage or aging beyond its service life
• Plumbing leaks or outdated materials (galvanized pipe, polybutylene)
• Electrical safety concerns, including outdated panels and unpermitted work
• Water intrusion, drainage issues, or grading problems
• HVAC age and condition
• Signs of termite, dry rot, or pest damage

What a Standard Inspection Does Not Cover

A standard home inspection is visual and non-invasive. Specialized assessments may require additional inspections by qualified professionals. These can include radon testing, mold inspection, sewer scope, chimney inspection, pool and spa inspection, or structural engineering review. Your inspector may recommend these based on what they observe during the inspection.

The Inspection Is a Decision Tool, Not a Negotiation Tool

While inspection findings may lead to repair requests or credits, the inspection's primary purpose is to help you understand the property's condition so you can make an informed decision about whether to proceed with the purchase. Not every item on the report needs to be addressed, and some findings may simply be part of normal homeownership.