Wall coverings
Southern California homes are mostly stucco, with some wood siding, fiber-cement and stone veneer. Inspectors look for cracks, holes, damaged trim, gaps around penetrations, peeling paint and, critically, signs of water getting behind the wall covering.
- Stucco: hairline cracks are common. Wider cracks, bulging, staining and soft spots at the base of walls are more serious.
- Wood siding and trim: rot at the bottom edges, around windows and wherever sprinklers hit the wall.
- Stone veneer: needs flashing and a weep at the base; poorly installed veneer is a known source of hidden moisture.
Grading and drainage
The ground should slope away from the house for at least several feet. Downspouts should discharge well away from the foundation or into a working drain line. Area drains in patios and side yards should be clear. Inspectors note:
- Soil, mulch or planters against the wall.
- Patios that slope toward the house.
- Downspouts that end at the foundation.
- Erosion, standing water marks and silt in drains.
- Sprinklers spraying walls, windows and wood.
Decks, balconies and stairs
Wood decks are checked for rot, especially at ledger boards where they attach to the house, and at post bases. Inspectors look for flashing at the ledger, proper hardware, railings and stairs. Balconies over living space are particularly prone to hidden water damage. In California, multifamily buildings with elevated wood balconies must have them inspected periodically; see balcony and deck inspections.
Hardscape and walls
Driveways, walkways, patios and retaining walls are part of the visual inspection. Leaning walls, missing weep holes, cracks and soil pushing over the top are reportable. Walls over about 4 feet, or walls holding up a slope or a driveway, generally require engineering.
Vegetation and fire
Trees overhanging the roof, vines on the walls and dense shrubs against the house hold moisture and give pests a bridge. In very high fire hazard severity zones, California requires defensible space around buildings, and insurers increasingly inspect it.
Common questions
What is a weep screed?
A metal strip at the bottom of stucco walls that lets moisture drain out. It should be a few inches above soil and at least a couple of inches above paving. When planters or patios bury it, water can wick into the wall framing.
Are cracked driveways a problem?
Usually they are cosmetic. Trip hazards, heaving near trees and cracks that let water flow toward the house are worth repairing.