San Diego Home Inspection Guide: What Buyers Should Expect and Demand

What to Expect in a Standard Home Inspection

Scope of the General Inspection

In California, no law mandates a buyer to obtain a home inspection, but in practice about 90 % of escrows in San Diego include one because the report covers often 400+ items and gives buyers leverage for repair credits.

A standard home inspection typically lasts 2 to 4 hours (sometimes more for large or older homes) and examines:

• Roof, attic, and visible structural framing
• Foundation, grade, drainage, and moisture intrusion
• Electrical systems: panels, wiring, grounded outlets
• Plumbing systems, water heaters, visible leaks
• HVAC systems: heating and cooling operation
• Walls, ceilings, floors, windows, doors
• Ventilation, insulation, and signs of pests or mold

A fully detailed inspector will provide a written report, often with photos, identified defects, recommended repairs, and maintenance suggestions.

Cost and Timing

In San Diego, a standard home inspection for a typical single-family home generally ranges between $525 and $700, depending on size, complexity, and whether add-ons (like thermal imaging or mold testing) are included.

Because inspections are often part of the “due diligence” period in escrow, scheduling them early—ideally within the first 5–10 days—is common practice so you preserve time to request repairs or renegotiate.

Specialized Inspections & Red Flags for San Diego Homes

Beyond the general inspection, San Diego’s climate, building stock, and regulatory landscape make several additional inspections especially wise—and in some cases necessary.

Termite / Wood‑Destroying Pest Inspection

Termites, dry rot, and other wood‑destroying organisms are a frequent concern in coastal Southern California. Even if conventional loans don’t require it, many buyers insist on a pest or termite report. In California, VA loans do require termite clearance.

If active infestation or structural damage is found, treatment or repair costs can run into thousands of dollars.

Sewer Scope / Lateral Line Inspection

For homes built before 1980, or in neighborhoods with older plumbing, a sewer scope inspection is strongly recommended. A small camera is fed through the sewer line to check for:

• Cracks, offsets, or collapses
• Root intrusion
• Buildup or sagging “bellies” in the line

Replacing a damaged sewer lateral can cost $8,000 or more, making this modest cost add-on (typically $250–$550) high-leverage.

Roof Certification & Structural Review

Given San Diego’s sun, salt air, and occasional storms, roofs and exterior elements age faster. A roof certification (checking remaining life, leaks, flashing, drainage) or more detailed structural review may cost $150–$250 extra.

Also, in multiunit or condominium buildings, SB 721 now requires inspection of “Exterior Elevated Elements” (balconies, decks, catwalks) every six years. If you’re buying a condo or multiunit, insist on current compliance or inspection reports.

Mold, Moisture & Hidden Issues

In coastal or older homes especially, mold, hidden water intrusion, and moisture damage can lurk behind walls or beneath floors. Some inspectors include a visual mold or moisture check; others may require separate testing. The expense is often modest relative to the risk.

Also be alert for deferred maintenance or repairs: peeling paint, uneven floors, patched leaks, or old plumbing visible evidence. Inspectors will flag these, but buyers with experience often look closely for signs of past repairs that may indicate ongoing issues.

Common Issues Found in San Diego Inspections & Their Implications

When a home inspection comes back with a list of findings, not all are deal-killers. But some are serious red flags you should not ignore.

• Roof leaks or degraded roofing — leaks damage structure beneath; replacement is expensive
• Termite or dry rot damage — especially in subflooring or structural wood
• Sewer line damage — root intrusion or collapse is costly and disruptive
• Electrical hazards — outdated wiring, overloaded breakers, lack of grounding
• Moisture intrusion / foundation cracks — settling or water pressure issues
• HVAC failure or nearing end-of-life systems
• Deferred maintenance across multiple systems — signs that seller may have neglected upkeep

Because San Diego has local climate risks (wildfire, salt air corrosion, storm events), buyers should also audit:

• Fire risk and defensible space around the home (nearly 17 % of homes in San Diego County face severe or extreme fire risk)
• Insurance exposure or past claims
• Local hillside or slope stability if the home is on a hillside lot

An inspection report gives you a structured basis to negotiate:

• You can request necessary repairs or credits
• You can walk away if conditions are unacceptable (if your contract allows)
• You can better budget for upcoming repairs or maintenance

Tips for Buyers to Maximize the Inspection Process

• Be present (or have your agent attend). Walking through with the inspector gives clarity on defects and maintenance priorities.
• Hire a reputable, certified inspector — qualifications (InterNACHI, ASHI, etc.), references, sample reports, insurance, and licensing matter.
• Schedule add-ons strategically — you may bundle termite, mold, or roof certification to avoid repeated site visits.
• Prioritize repair categories — safety, structural, systems (HVAC, plumbing, electrical) are top; cosmetic items come later.
• Don’t overreact to every item — not every crack or threshold dip is fatal; ask the inspector about severity.
• Use the findings to renegotiate or request credits — sellers often expect this, and skilled agents can extract meaningful concessions.
• Ask for receipts, maintenance history, warranties — especially for replacements recently done (roof, HVAC, etc.).
• Factor in timing — in San Diego, homes move fast. Build inspection windows and contingency buffers into your contract to avoid being squeezed.

How We Can Help

At Triolo Realty Group, we believe inspections are more than a hurdle—they’re a tool to strengthen your position and protect your investment. Here’s how we support buyers through this process:

• Inspector referrals and vetting — We connect you with trusted, certified inspectors who know San Diego’s quirks—down to local termite patterns and hillside conditions.
• Inspection strategy planning — Based on your target property, we advise which add-ons to request (roof, sewer, mold, structural) so you get high-impact coverage without waste.
• Onsite advocacy — We attend inspections, ask targeted follow-up questions, and help you understand the implications of findings in real time.
• Negotiation leverage — We translate the inspection report into repair requests or credit proposals, protecting your margin and helping you avoid overpaying for surprises.
• Post-inspection oversight — After the repair period, we verify that repairs were completed properly (or credits delivered) so escrow closes smoothly.
• Ongoing education & risk guidance — From wildfire exposure to drainage issues to HOA compliance, we keep you informed so your long-term investment is safer.

If you’re preparing to purchase a home in San Diego, let us help you step through the inspection process confidently—making sure you know exactly what you’re receiving and how to negotiate for your best outcome.