Heat pumps, EV chargers and panel capacity
Electrifying an older home often starts with the electrical panel. What inspectors note, and what to ask an electrician before you buy.
Know the house before you sign for it.
A home inspection is a three-hour look at everything from the roof to the sewer line. These guides explain what the inspector checks, what the findings mean, and what to do before your contingency runs out.
Independent and free to read. We don't sell inspections or rank inspectors.
From accepted offer to decision
A typical California inspection contingency, step by step.
- Day 0
Offer accepted
Book the inspector the same day. The standard California contingency period is 17 days, and good inspectors fill up.
Choosing an inspector - Days 3 to 7
Inspection day
Two to four hours on site. Attend if you can, especially the last hour, when the inspector walks you through the findings.
Why attend - Next day
Read the report
Start with the summary and safety items. Sort the rest into before closing, first year and routine maintenance.
Reading a report - Days 5 to 12
Call specialists
Roofers, electricians, plumbers, sewer camera and structural engineers follow up on anything flagged for further evaluation.
Buyer guide - By day 17
Decide
Proceed, ask for repairs or a credit, or cancel. Keep requests short and backed by estimates.
Negotiating repairs
Hazards, rated the way a report would
Some findings are about safety, some about money, and some just need watching. The hazard library explains each one and the California rules that apply.
Browse all hazardsBuyer's inspection checklist
Every system, room and document to check before your contingency ends. Tick items as you go and print it for inspection day.
Open the checklistInspection cost estimator
Rough price ranges for a general inspection and common add-ons, based on size, age and property type.
Estimate the costSouthern California, city by city
Housing age, terrain and climate change what an inspection focuses on.
Recent articles
All articlesShould you attend your home inspection?
Yes, if you can. Here is what you will learn by being there, what to bring, and how to make the most of the last hour.
Buying a home with solar panels
Owned, leased or financed? How to check a solar system, the roof underneath it, and the paperwork that should transfer with the house.