The few inspections that protect you from the most expensive surprises.
I've walked through a lot of homes in Southern California, and here's something I've learned: some of the prettiest houses I've seen were hiding the biggest bills.
Fresh paint. New floors. A kitchen straight off Instagram. It all looks perfect. Then you look a little closer.
And plenty of buyers never do. A recent survey reported by HousingWire found that 17% of first time buyers skipped the inspection completely. That's how a dream home turns into a money pit.
🔍 The inspections I push for every time
A general home inspection is the starting point. These are the ones I add on for my buyers:
Roof: A roof can look fine from the curb and be at the end of its life. Our SoCal sun is brutal on shingles. A replacement can easily hit five figures.
Sewer line: The one buyers skip most and regret most. Lots of older LA homes still have original clay pipes, and our mature street trees love to send roots right into them. A camera scope runs a few hundred dollars. A collapsed line can run tens of thousands.
Termite: Termite damage hides well. I've seen gorgeous finishes covering real structural issues. In Southern California this one isn't optional.
HVAC: Heating and cooling are expensive to replace and you'll feel it every August. A quick check tells you if you're inheriting a system on its last legs.
Foundation: This is where the largest repair bills tend to hide. Not every crack is a disaster, but in earthquake country you want to know exactly what you're dealing with, including whether an older home has been bolted, before it's yours.
💰 Spend a little now, save a lot later
I get it. By the time you're in escrow, it feels like money is flying out the door. Adding another $1,000 to $2,000 for inspections can feel like one more thing.
But I've watched inspection reports uncover $50,000+ problems, and some that let us walk away from a home that was dangerous to live in or would have been nearly impossible to sell down the road. I've seen this many times, and I've helped my clients avoid exactly these situations. That small check up front is what gives you options.
The biggest numbers usually come from the foundation inspection. Some findings get overblown, like a hairline crack that's just normal settling. Others are serious, a real risk to the structure of your home, especially if an earthquake comes along. A good foundation inspector tells you which one you're looking at, so you can negotiate on facts instead of fear.
Inspection results let you renegotiate the price, ask for repairs or credits, or walk away. But that power only exists during your contingency window. Once you remove it, every problem the house has becomes your problem. Don't give that leverage away.
🌅 My take
I worked construction before real estate. My dad was a builder, and I grew up building homes right alongside him. So when I walk into a house with a buyer, I'm not looking at the staging. I'm looking at the rooflines, the cracks, the drainage, and the patch jobs that most people walk right past. I know what to look for, and I know which problems are cosmetic and which ones are expensive.
The right inspections turn a guess into an informed decision. This is one of the biggest purchases of your life. You shouldn't be gambling on it.
A big part of my job is helping buyers slow down, ask the right questions, and understand what they're actually buying, not just what they see on the tour.
Every house is different. A 1920s Craftsman under big oaks needs a different game plan than a 2015 condo. If you're thinking about buying, I'm always happy to walk you through which inspections make sense for the home you're looking at.
Over the years I've built a list of roof, sewer, termite, HVAC, and foundation pros I trust. Email me and I'll send it over.
Get My Inspector Vendor ListLet's talk through the homes on your list and build an inspection plan that fits each one. No pressure, just a straight answer.
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jeremiah@vancansgroup.com
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