Home Inspection Checklist for California Buyers (2026)

A home inspection is one of the best investments a California buyer makes — $500–$800 to uncover potentially $30,000–$100,000 in issues before you’re legally bound to buy. In the Inland Empire and Greater Los Angeles area, older housing stock and deferred maintenance make thorough inspections especially valuable.

I’m Selvin Herrera, a licensed California real estate agent. I’ve walked through hundreds of inspections with clients. Here’s what to look for, what to order beyond the general inspection, and how to use findings strategically.

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What a General Home Inspection Covers

A licensed California home inspector (CREIA or ASHI certified) will examine:

Exterior

• Foundation: cracks, settling, drainage
• Roof: visible condition from ground (not walked in most cases)
• Siding, fascia, soffit
• Windows and doors: seals, operation, glazing
• Driveway, walkways, grading (slope away from foundation?)
• Garage: door operation, fire separation wall

Interior

• Walls, ceilings, floors: evidence of water intrusion, cracks, settling
• Attic: insulation, ventilation, signs of leaks or pests
• Crawlspace (if present): moisture, vapor barrier, pests

Systems

• Electrical: panel age, circuit breakers, GFCI outlets, aluminum wiring (common in IE homes built 1965–1973)
• Plumbing: water pressure, pipe condition, water heater age, drainage
• HVAC: age, operation, filter condition, ductwork
• Appliances: operation of included appliances

What inspectors don’t check: Inside walls, underground pipes, behind furniture, or anything they can’t safely access.

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Specialty Inspections Worth Ordering in Southern California

A general inspection is the starting point. In the Inland Empire, I routinely recommend:

Sewer Lateral Inspection ($175–$300)

A camera is run through the sewer line from the house to the main. In older IE cities (Fontana, Rialto, Colton, San Bernardino), aging clay sewer lines with root intrusion or offset joints are common. Replacement costs $8,000–$20,000. Worth every dollar to check before you buy.

Roof Inspection by a Licensed Roofer ($150–$250)

General inspectors assess roof condition from the ground. A roofer actually walks the roof, inspects flashing, checks for soft spots, and gives you a life-expectancy estimate. Critical for any home with a roof over 15 years old.

HVAC Service by an HVAC Tech ($100–$200)

In desert-adjacent climates (Fontana, Rialto, Ontario), AC systems run hard and die young. An HVAC technician goes deeper than a general inspector — checking refrigerant charge, coil condition, and life expectancy.

Chimney Inspection ($150–$250)

Important for older IE homes with fireplaces. NFPA 211 recommends Level II inspections for any change of use — which a home sale is.

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The TDS vs. Your Inspection

California law under Civil Code §1102 requires sellers to complete the Transfer Disclosure Statement — their disclosure of known defects. But sellers can only disclose what they know.

An independent inspection finds what sellers may not know, or may not have disclosed. Both the TDS and the inspection are essential — they’re complementary, not substitutes.

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How to Use Inspection Findings in Negotiations

In California, the inspection contingency default period is 17 days under CAR contracts. During that window, you can:

Request repairs: The seller agrees to fix specific items before close. Best for safety issues (electrical hazards, gas leaks) or code violations.

Request a credit: The seller gives you a dollar amount at close and you handle repairs yourself. Best for cosmetic items or deferred maintenance where you have a preferred contractor.

Accept as-is: If the issues are minor and priced into your offer, accept and move on.

Cancel: If the inspection reveals major structural, environmental, or systemic issues that materially change the value, you can cancel and recover your earnest money deposit.

My advice: Focus repair requests on safety issues, items the lender will flag, and material defects that weren’t disclosed in the TDS. Don’t nickel-and-dime sellers over normal wear-and-tear — it creates friction without meaningful value.

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Questions about inspection findings or buying strategy in the Inland Empire? Call me at 626-414-4859 or contact me online. I attend every inspection with my buyer clients.