The inspection is your chance to learn about the home before you commit. It can feel like a lot of information at once. Here is how to use the day well.
Before the inspection
- Your agent schedules a licensed inspector. Ask about their experience and what their report covers.
- In California, buyers often add a separate pest (termite) inspection and may add specialists for the roof, chimney, sewer line, pool or foundation if the inspector recommends one.
- Make sure the utilities are on and the inspector can reach the attic, crawl space, electrical panel and water heater.
On the day
- Go if you can. A typical inspection takes a few hours, and seeing the home with the inspector is the best way to understand the findings.
- Bring a notepad, a phone for photos, and this list.
- Ask the inspector to show you the main shut-offs: water, gas and electrical.
Questions to ask
- What are the most important findings, and what is cosmetic?
- How old are the roof, water heater, heating and cooling and electrical panel, and how much life is typical?
- Are there signs of past or current leaks, moisture, mold or pests?
- Is there anything that needs a specialist, a permit or a licensed contractor?
- What routine maintenance should I plan for in the first year?
After the report
- Read the whole report with your agent. Separate safety items and major repairs from small ones.
- Decide what to ask the seller: repairs, a credit toward closing, a price reduction, or nothing. Rudy can advise on what is reasonable in the current market.
- Get bids for larger items before your contingency period ends.
- Keep the report: it becomes your maintenance guide. The home maintenance planner turns the ages of systems into a monthly set-aside.
Related
General information, not legal, tax or lending advice. Rules, schedules and programs change, so confirm current details with the official source.
More guides
- The Best Time to Buy or Sell in San Diego, Month by Month — Charts and numbers show which months San Diego homes sell most, when prices peak and when buyers have the most room to negotiate.
- Printable Neighborhood Sheets by ZIP Code — A one-page, printable snapshot of any San Diego County ZIP code: typical values, rent, days to sell, income and the age of homes.
- Questions to Ask a Mortgage Lender Before You Choose One — A printable list of questions that help you compare lenders on equal footing, and what to look for on the Loan Estimate.
- HOA Dues and Mello-Roos Taxes: What They Are and What to Ask — Two costs that sit outside the mortgage and change what a home really costs each month, with the documents to request before you buy.