Areas We Serve / Contra Costa County
ADUs, garage conversions, and defining every space in the purchase
An Oakley property with a second living space needs a clear inspection scope. Whether the listing describes an ADU, an in-law unit, or a converted garage, tell TCIS exactly what is on the property so the main home and additional space can be addressed in your quote and appointment.
Proudly serving the East Bay since 2006.
TCIS provides buyer and seller/listing inspections, specialty property inspections, construction consulting, and executive Advisory Summaries in Oakley. Plan the right services for your purchase, listing, or ownership needs.
Buyer and seller inspections in Oakley
Buyer’s inspection
Understand the property before completing your purchase. A buyer’s home inspection documents the visible, accessible condition of the home and helps you identify repair needs, maintenance concerns, and questions that call for further evaluation. Choose additional roof, termite, foundation, sewer, or other inspections to fit the property and your transaction.
Seller’s inspection / pre-listing inspection
Prepare for the market with a clearer picture of your property. A seller’s or listing inspection helps identify conditions before buyer inspections begin, so you can plan repairs, gather records, and discuss how to present the findings with your agent. TCIS can coordinate the inspection services appropriate to your listing.
For either side of the transaction, an optional Buyer’s Advisory Summary or Listing Advisory Summary turns the report findings into an organized plan for the decisions ahead.
Property inspection and consulting services
TCIS serves Oakley with the following services. Select the services you need when requesting a quote; specialty inspections and consulting are scoped separately from a general home inspection.
Home inspections. Buyer, seller/listing, and homeowner inspections, with the property’s accessible systems and components documented in the report.
Roof inspections and certifications. Roof condition evaluation, repair recommendations, and certification when the roof qualifies.
Foundation inspections. Focused review of accessible foundation and related conditions, with recommendations for appropriate follow-up.
Termite / wood-destroying organism inspections. A separate inspection scope addressing wood-destroying organisms and related findings.
Construction consulting. Help understanding repair needs, renovation plans, scope of work, and practical construction questions.
Repair estimating and remodeling consulting. Planning guidance on repair scope and anticipated contractor costs.
Sewer lateral camera inspections. Camera evaluation of the accessible sewer line to help identify conditions that an ordinary home inspection cannot show.
Pool and spa inspections. Evaluation of accessible pool and spa components and equipment within the agreed inspection scope.
Mold and indoor air quality services. Targeted evaluation and sampling based on the moisture or indoor-air concern being investigated.
Construction-phase and warranty inspections. Inspections during construction and 11-month warranty inspections before the builder’s warranty period ends.
Commercial property inspections. Inspection planning for commercial properties, with scope established for the building and intended use.
Additional property needs. Ask about ADU and detached-building inspection scope, follow-up inspections, chimney and fireplace evaluation with specialist referral when appropriate, sidewalk inspections, and fire escape certifications. We confirm service availability, jurisdiction, and the appropriate scope for the address.
Identify the additional space before booking
Oakley's ADU guide describes detached units, attached units, and conversions of garages or existing space. These arrangements create different access and inspection questions. Share the approximate size, current use, occupancy, and available access for each structure. A description such as 'bonus room' does not settle the approved use or the agreed inspection scope.
Separate condition from authorized use
Ask for the plans, permit history, and final approvals that relate to the additional dwelling. Oakley's Planning and Zoning staff provide guidance on allowed uses and accessory structures, and the City links to its Civic Access Portal. Confirm the property's records with the City. A private home inspection evaluates accessible conditions; it does not grant permission to occupy or rent a unit.
Trace how the spaces share systems
Tell us whether the additional space has its own water heater, heating or cooling equipment, electrical equipment, and plumbing fixtures. Identify shared access points and any utility areas that cannot be entered. The inspection can then address the components included in the agreement and explain where access or specialist investigation is still needed.
Plan one coordinated property discussion
Discuss the home, roof, termite, and sewer scopes for the whole property. Be specific about which buildings and units each service includes. For an occupied additional unit, arrange access through the owner or manager before the appointment and provide known maintenance concerns from that space.
Executive Advisory Summaries for buyers and sellers
Several inspection reports can leave you with a long list of findings and no clear order of action. TCIS offers two executive advisory options: the Buyer’s Advisory Summary and the Listing Advisory Summary for sellers. Each brings the available reports together into a practical decision guide.
Buyer’s Advisory Summary
Understand the findings that deserve attention before your purchase decision, the follow-up questions to resolve, and the repairs or maintenance to plan for after closing. The buyer’s edition organizes inspection concerns, explains their significance, and helps you discuss repair requests, credits, and priorities with your agent.
Listing Advisory Summary
Give your listing a clear plan before it reaches buyers. The seller’s edition helps you prioritize pre-listing repairs, organize supporting reports and repair records, and prepare for questions about remaining conditions. It also gives you and your agent a structured basis for discussing repair work, credits, and presentation of the inspection findings.
What the advisory includes
Executive risk overview. A plain-language explanation of the significant findings and unresolved questions across the supplied reports.
Priority ranking. An organized view of conditions needing prompt attention, further evaluation, planned repair, or routine maintenance.
Repair matrix and scope clarity. A practical list connecting each finding to its recommended action and the appropriate contractor or next step.
Cost planning. Approximate Contractor Estimates, where the available information supports them, to help frame a repair budget. These are planning figures; actual contractor pricing depends on the confirmed scope and site conditions.
Photo highlights. One to three selected report photographs, when available, that help explain the most useful findings.
Negotiation considerations and next steps. Buyer- or seller-focused discussion points, follow-up questions, and an action plan to review with your real estate agent.
Advisory Summaries are an optional service, included with the TCIS Premium package and available as an upgrade. They can draw on TCIS reports or reports from other inspection companies. The summary explains the supplied findings alongside the original reports; additional inspection or specialist evaluation may still be recommended.
Ask about a Buyer’s or Listing Advisory Summary
Questions about your Oakley inspection
Is the ADU automatically included with the main home?
Confirm it explicitly when requesting the inspection. Separate structures and converted spaces need to be identified in the written scope and quote.
Does an inspection report establish that an ADU can be rented?
No. Confirm approved use, permits, and occupancy requirements with the City and the appropriate records. The condition inspection serves a separate purpose.
Local resources
City of Oakley: How to Build an ADU
Oakley Planning & Zoning and Civic Access information
Better Understanding Creates Better Deals.
Get to know TCIS through our team, sample reports, and warranty information. Tell us the property address, your timing, and the questions you want answered. We will help you identify the inspection services to include in your quote.