Buyers in Irvine often compare homes of very different ages in the same week. A 1970s single-story in an established village and a ten-year-old two-story near the Spectrum bring different questions. In older villages, the original systems are often due: plumbing, windows, HVAC and the roof. In newer neighborhoods, the questions are more about builder workmanship, HOA rules and Mello-Roos assessments.
Most Irvine homes belong to at least one association, sometimes a master association plus a sub-association. Read the CC&Rs for who maintains what, especially for townhomes and condos.
What inspectors commonly look at in Irvine
These are the topics that come up most often for homes in and around Irvine. Every house is different, so treat them as a starting point for questions, not a prediction.
Tile roof underlayment
Concrete tile is everywhere here. The tiles last for decades, but the underlayment beneath them often wears out at 20 to 30 years. Look for slipped or broken tiles and staining in the attic. Read the guide
Polybutylene and early plastic plumbing
Homes built between the late 1970s and mid-1990s may have gray polybutylene supply pipe. Many have been repiped; ask for the invoice if so. Read the guide
HOA documents
Much of the housing is in associations. The reserve study, board minutes and CC&Rs often matter as much as the inspection report. Read the guide
Newer construction
Many homes are recent enough that the builder's warranty, or a defect claim under California's Right to Repair Act, may still matter. Read the guide
Post-tension slabs
Many tracts sit on post-tensioned slabs. Avoid drilling into the slab without locating the tendons first. Read the guide
Paperwork to read before the inspection
- Transfer Disclosure Statement and the Seller Property Questionnaire, for known defects and past repairs.
- Natural Hazard Disclosure, for flood, fire, earthquake fault and seismic hazard zones.
- Permit history from the Irvine building department, to compare with additions and remodels.
- HOA documents, if the property is in an association.
- Termite report, customary in California transactions.
This page is general information about local housing, not a list of inspectors. Use our guide to choosing a home inspector to find a qualified professional in Irvine.