If you read enough inspection reports from Orange County, San Diego and the Inland Empire, patterns emerge. None of these findings is unusual, and most are inexpensive. Knowing them ahead of time makes a long report less alarming.
1. Missing GFCI protection
Kitchens, bathrooms, garages, laundry areas and exterior outlets in older homes often lack ground-fault protection. It is a cheap upgrade and an important safety item. See the electrical guide.
2. Water heater strapping and venting
Missing or loose earthquake straps, a relief valve drain that stops short, or a vent connector with the wrong slope. California requires strapping, and sellers certify it.
3. Tile roof underlayment
Slipped and broken tiles, and staining in the attic, point to underlayment near the end of its life. The tiles may be reusable; the paper under them is not. See roof inspection.
4. Grading and drainage
Downspouts that empty at the foundation, planters against stucco, and patios sloping toward the house.
5. Double-tapped breakers
Two wires under a breaker terminal designed for one. An electrician can usually fix it in a single visit.
6. Stucco cracks
Mostly cosmetic, but inspectors note them because a few are signs of movement or water intrusion.
7. Attic rodents
Droppings, trails in insulation and chewed ducts. Roof rats are widespread in Southern California.
8. Dryer vents
Foil accordion duct, long runs and lint buildup are a fire risk.
9. Smoke and CO alarms
Missing, expired or in the wrong place. Required by California law at sale. See smoke alarms and carbon monoxide.
10. Old HVAC equipment
Furnaces and air conditioners past 15 to 20 years, often with R-22 refrigerant.
11. Fire separation in the garage
Holes in garage drywall, an attic hatch without a cover, or a hollow-core door into the house.
12. Unpermitted work
Garage conversions, patio enclosures and amateur wiring. See unlicensed contractors.
What to do with the list
Separate safety items from cost items, get estimates for anything significant, and leave routine maintenance for after you move in. Our guide to reading a report walks through it.