What to Expect on Home Inspection Day (For New Home Buyers in Los Angeles & Orange County)
Why your inspection matters (even when the home “looks great”)
A professional home inspection gives you an objective picture of the home’s condition—safety items, age/wear of systems, and maintenance risks—so you can negotiate repairs/credits confidently or budget for what’s next. Plan to attend the inspection if you can; you’ll learn about shutoffs, filters, panel locations, and maintenance basics right on site
Day-of timeline (simple play-by-play)
1) Kickoff (5–10 min).
Meet your inspector, confirm access (attic, garage, electric panel), utilities on, and any areas of concern you want extra eyes on.
2) Full inspection (about 2–4 hours for a typical SFR; bigger/older homes take longer).
Expect a systematic circuit: exterior → roof (if safe/accessible) → garage → interior rooms → baths/kitchen → attic/crawl → HVAC/electrical/plumbing.
3) Verbal recap (10–20 min).
You’ll hear “need-to-know” items first: life-safety, significant defects, then maintenance/monitor.
4) Written report (within 2-3 days typically).
Photo-rich, prioritized, and easy to share with your agent for negotiations.
What we check—and why it matters in Los Angeles & Orange County
Exterior & Site Drainage
Stucco cracks, grading, gutters/downspouts, flat roofs, and hardscape. Storm bursts + clay soils = manage water away from the structure.
Roof & Attic
Coverings, flashings, penetrations; attic ventilation and insulation depth (comfort + energy bills).
Electrical (buyer-friendly safety checks)
Main service, panel labeling, bonding/grounding; representative outlets/switches; GFCI/AFCI protection where required in kitchens, baths, laundry, garage, exterior, etc. These devices reduce shock/fire risks and are common negotiation items. (We note missing protection for safety—even if not required to retrofit by law.)
Plumbing
Fixture leaks/caulk, water pressure, visible supply and drain lines, water heater strapping/relief-valve discharge routing.
HVAC & Ventilation
System operation, filters/ducts/condensate. Bathrooms need exhaust to the exterior—not into the attic—to prevent moisture/mold issues.
Life-Safety Basics
Smoke alarms must exist in dwellings; carbon-monoxide alarms are required in homes with fuel-burning appliances, fireplaces, or an attached garage. (We verify presence/operation and note missing devices.)
How to prepare (so the inspection goes smoothly)
Be there (if possible). Your questions on site = better, faster decisions.
Clear access to attic hatches, electric panel, water heater, furnace, and sinks.
Make utilities available. Gas/water/power should be on for proper testing.
Bring a notepad (or your phone). Snap labels, filter sizes, model/serials.
Expect a “long” list. Many items are minor; we’ll flag what’s safety/urgent vs maintenance.
After the inspection: how to use the report
Share the report with your agent to request repairs, ask for credits, or re-price based on the findings. Focus on safety, active leaks/moisture, roof/HVAC lifespans, and improper ventilation/termination issues—these are common cost drivers (and often easy for sellers to understand).
