Visual, non-invasive evaluation of structure, roof, foundation, plumbing, electrical, HVAC, insulation, windows/doors, and visible pest/moisture issues; not a code compliance or pest report unless specified.

Typically $500–$800 for single-family homes; price varies by size, age, and additional services (sewer scope, termite, roof inspection).

2–4 hours for an average single-family home; larger or older homes take longer.

No, but buyers are strongly encouraged to attend to see issues firsthand and ask the inspector questions.

Look for state licensing in contracting, InterNACHI, ASHI, AHIT certifications, positive local reviews, sample reports, and current insurance (E&O/general liability).

California does not require a statewide home inspector license, but some local jurisdictions may; certification from reputable associations is important. A state contractor’s license confirms knowledge and experience.

Clear summary of major defects, photos, location of issues, recommended actions, estimated severity, and maintenance tips; delivered within 24–48 hours.

No—inspections are limited to visible, accessible areas. Hidden issues (behind walls, under floors) may require specialized testing.

Foundation/settlement, roof leaks, plumbing (galvanized/Polybutylene), outdated electrical panels, drainage and grading, seismic retrofitting needs, moisture/mold in older homes.

Yes, when applicable: sewer scope for older systems, pest/termite for wood-destroying organisms, roof/mold/chimney/gas line or chimney specialists if concerns arise.

Camera inspection of sewer lateral; recommended in Bay Area due to older pipes and tree roots—especially for older homes or if sale contingencies allow.

Contingency gives buyer a defined period to inspect and negotiate repairs, credits, or walk away; read contract timelines and deadlines carefully.

Yes—pre-listing inspections help identify and fix issues, reduce surprise negotiations, and increase buyer confidence.

Prioritize safety/structural issues; negotiate repairs, price credits, or escrow holdbacks based on cost estimates and market conditions.

Findings reflect the condition at the inspection date; there’s no expiration, but condition can change—time between inspection and closing matters.

Inspectors can note visible seismic retrofit needs (e.g., cripple walls, bolting), but a structural engineer may be required for detailed seismic evaluation.

Inspectors note visible signs of moisture and suspected mold; mold/asbestos testing requires specialists and separate sampling.

Lead paint testing, radon testing, and asbestos surveys are optional specialty services and not part of a standard visual inspection.

Inspectors usually advise on severity and recommend licensed contractors for accurate repair bids; they seldom provide detailed construction estimates.

Look for clear photos, prioritized defect list, concise language, safety vs. maintenance vs. major defects, and actionable recommendations.

Many can provide a list of local contractors but should avoid conflicts of interest; verify references and licenses before hiring.

Review major items, get contractor quotes for significant repairs, negotiate with seller, and schedule any necessary specialty inspections.

A check after repairs to verify work was completed properly; often limited-scope and scheduled before closing.

Generally no, unless the lender requires certain repairs for safety or habitability; lender may require a separate appraisal or repair conditions.

Condo inspections focus on the unit and limited common areas; association reserves and master policies require review—the HOA may cover many exterior items.

Seller: provide access to attic, crawlspaces, utilities, HVAC, and any repair records. Buyer: bring notes, allow 2–3 hours, wear comfortable shoes, and prepare questions for the inspector.