Home inspection FAQ
Short answers to the questions buyers and sellers ask most. Each topic guide has more detail.
The basics
What does a home inspection cover?
A visual evaluation of the roof, exterior, structure, plumbing, electrical, heating and cooling, attic, interiors, built-in appliances and garage. Concealed areas, pests, environmental testing, pools and sewer lines are usually excluded or offered as add-ons.
Is a home inspection required in California?
No. It is optional, but the standard purchase agreement gives buyers a period to investigate the property, and most buyers use it for an inspection.
Are home inspectors licensed in California?
No. California has no state license for home inspectors, though the Business and Professions Code sets a standard of care and bars inspectors from doing repairs on homes they inspected in the past 12 months. Look for association membership, experience and insurance.
How long does a home inspection take?
Usually two to four hours for a single-family home, depending on size, age and condition.
When will I get the report?
Most inspectors deliver the report the same day or within 24 hours.
Can a house fail an inspection?
No. There is no pass or fail. The report describes conditions so you can decide what to do.
Should I get a home inspection on new construction?
Yes. City inspections check code minimums at certain stages. An independent inspector works for you and often finds workmanship issues that can be fixed under warranty.
Does a home inspection include termites?
Not in California. Termite inspections are a separate report by a company licensed by the Structural Pest Control Board.
By topic
How do I know if my house has aluminum wiring?
Look at the cable jacket in the attic, garage or panel for the word "ALUMINUM" or "AL." In the panel, aluminum conductors look silver rather than copper colored. An electrician can confirm.
Do I have to give tenants notice for an inspection?
In California, landlords must generally give tenants reasonable written notice, normally 24 hours, before entering a unit. The seller usually handles this, so build it into your schedule.
Can a home inspector identify asbestos?
An inspector can point out materials that commonly contained asbestos, but can't confirm it visually. Samples must be taken and analyzed by a lab.
What if the attic has no access hatch?
The inspector will report that the attic was not inspected. Some homes have small or blocked hatches; the seller can be asked to provide access before a re-inspection.
Will the inspector test the washer and dryer?
Usually not, especially if they are staying with the sellers. Inspectors do check the dryer vent, the gas or electrical connection and the laundry drain.
How long is the inspection contingency in California?
The standard California Residential Purchase Agreement gives buyers 17 days for investigations unless the parties agree to a different period. Many competitive offers shorten it. Check your own contract, because the deadline is what counts.
When did California start requiring CO alarms?
The Carbon Monoxide Poisoning Prevention Act of 2010 (SB 183) required CO alarms in existing single-family homes with a fossil-fuel source by July 1, 2011, and in other dwelling units, including apartments, by January 1, 2013.
Who performs a commercial inspection?
Property condition assessments are usually done by engineering or consulting firms, sometimes with specialists for roofing, HVAC or elevators. Some experienced home inspectors also inspect small commercial buildings using a scope agreed in advance.
Is a condo inspection cheaper?
Often, because there is less to inspect. Townhomes with their own roof, attic and garage are closer to a single-family inspection in scope.
Does my home inspector check recalls?
Some inspectors include a recall search as a service; others note model numbers so you can look them up. Ask before the inspection.
What does a seismic retrofit cost?
A typical bolt-and-brace retrofit of a single-family raised-foundation home often costs several thousand dollars, depending on access, the height of cripple walls and the length of the foundation. Grants can cover part of it in eligible ZIP codes.
Is a Federal Pacific panel a deal breaker?
Not usually. It is a known issue with a known fix. Many buyers negotiate a credit for a licensed electrician to replace the panel, which often costs a few thousand dollars depending on the service size and the work needed.
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.
Does FHA require a home inspection?
No. FHA requires an appraisal by an FHA-approved appraiser, who notes certain conditions. HUD's form "For Your Protection: Get a Home Inspection" explains that the appraisal is not an inspection and recommends one.
When should I hire a structural engineer?
When the inspector reports cracks wider than about a quarter inch, vertical offset across a crack, sloping floors, doors that stick across several rooms, or retaining walls that lean. An engineer can tell you whether the movement is historic or active and what a repair would involve.
How do I test the auto-reverse?
Place a 2-by-4 board flat on the floor under the door and close it. The door should reverse after touching the board. Then close the door and wave an object through the photo eye beam; the door should reverse.
What should I do if I smell gas?
Leave the house right away, don't operate switches or phones inside, and call the gas utility or 911 from outside. Don't turn the gas back on yourself after it has been shut off; the utility relights appliances.
Should I use the inspector my agent recommends?
Many agents recommend good inspectors. Still, do your own checks. Ask for two or three names, look at their sample reports, and choose the one whose report you understand best.
Can the inspector test the air conditioner in winter?
Most inspectors won't run an air conditioner when the outdoor temperature is below about 60°F because it can damage the compressor. The report will note that the unit wasn't tested.
What happens if I miss the deadline?
Under the standard California forms, the seller can deliver a notice to perform, after which you have a short period to act. Missing deadlines can put your deposit at risk. Your agent tracks these dates; keep your own calendar too.
Does a home inspector test for lead?
Not in a standard inspection. Lead testing is done by certified lead inspectors or risk assessors using XRF analyzers or paint chip samples. In California, they are certified by the Department of Public Health.
Can I get a mortgage on a manufactured home?
Yes, in many cases, especially when the home is on a permanent foundation and land you own. FHA and other lenders have specific requirements, sometimes including an engineer's foundation certification.
Does a home inspection include mold testing?
No. Standard inspections report visible suspected mold and conditions that encourage it, such as leaks and poor ventilation. Air or surface sampling is a separate service.
How often must balconies be inspected under SB 721?
Every six years. The first inspection deadline was extended by later legislation to January 1, 2026. Owners should keep the reports and any repair permits for buyers and lenders.
Repair or credit?
A credit lets you choose the contractor and the quality. Repairs may be needed when a lender requires them before closing. Many buyers prefer credits for anything that isn't required to close.
Will the builder let my inspector in?
Most production builders allow independent inspections at set times, sometimes with conditions such as insurance certificates or an escort. Ask at contract signing, not the week before closing.
Does a home inspector check the sewer line?
A standard inspection runs water through fixtures and watches how drains perform, but the buried line to the street isn't visible. A sewer camera inspection is a separate service and is worth it for older homes and homes with large trees.
Does a home inspection include the pool?
Many inspectors include a visual inspection of the pool and spa for an extra fee, covering barriers, surfaces, visible equipment, bonding and GFCI protection. Leak detection and detailed equipment testing are done by pool specialists.
Do I have to share a pre-listing report with buyers?
California sellers must disclose known material facts. Once you have a report, you know what is in it. Most agents recommend providing the report itself along with notes on what was repaired.
Is radon common in Southern California?
Average levels in most of coastal Southern California are lower than in many other parts of the country, but elevated readings do occur, including in some foothill and inland areas. The California Department of Public Health publishes test data by ZIP code.
Will the inspector walk on the roof?
Only when it is safe to do so. Most standards let the inspector use binoculars, a ladder at the eaves or a camera pole instead. Steep, wet, fragile or tile roofs are often viewed from the ground or the edge to avoid damaging them.
Why does my report recommend so many specialists?
Inspectors are generalists. When they see a sign of a problem that needs deeper investigation, they recommend a specialist rather than guess at the cause or cost.
Do I have to fix everything the inspector finds?
No. In California, most items in a buyer's report are subject to negotiation. Some items are required by law at sale, such as smoke alarms, CO alarms and water heater strapping, and lenders may require certain safety or structural repairs.
How much does a sewer camera inspection cost?
Often a few hundred dollars for a single-family home, more if a cleanout must be located or a toilet pulled to gain access.
Do older homes need hardwired smoke alarms?
Not necessarily. Existing homes can generally use battery-powered alarms with a 10-year sealed battery. Hardwired, interconnected alarms are required in new construction and are often required when you do significant remodeling with a permit.
Who performs termite inspections in California?
Companies licensed by the Structural Pest Control Board. The report is officially a "Wood Destroying Pests and Organisms Inspection Report," and it is filed with the board.
Can I buy a house with unpermitted work?
Yes, many buyers do. The risks are safety, insurance, financing and the cost to legalize or remove the work later. Get the work evaluated and ask your agent how it should be disclosed and priced.
Does my homeowners insurance cover a vacant house?
Many standard policies restrict coverage for vandalism, glass breakage and water damage after a period of vacancy. Check your policy, tell your insurer, and ask about a vacancy endorsement if the house will be empty for long.
Can a house fail a home inspection?
No. There is no pass or fail. The report describes conditions, and you decide what they mean for your purchase.
What is Zone 0?
The ember-resistant zone within five feet of the structure. California is developing regulations that restrict combustible material there, such as wood mulch, plants and wood fences attached to the house.
Why are my double-pane windows cloudy?
The seal between the panes has failed and moist air has entered. It affects appearance and energy performance but isn't a water leak. The glass unit can usually be replaced without replacing the frame.