What does a home inspection cover?
A general home inspection is a visual, non-invasive review of major systems—roof, structure, electrical, plumbing, HVAC, and more—delivered as a written report with photos. It is not an appraisal, code-compliance certificate, or warranty.
San Diego County buyers often add specialists for sewer laterals, roofs near end-of-life, pools/spas, chimneys, and hillside drainage. Schedule within your investigation contingency so you still have contractual options.
Attend the inspection if you can. Hearing the inspector’s priorities beats skimming a 40-page PDF alone. Ask about deferred maintenance versus safety items.
Common San Diego focus areas
- Roof age and attic ventilation
- Stucco cracks and moisture intrusion
- Salt-air corrosion near coastal neighborhoods
- Older electrical panels and ungrounded receptacles
- Sewer line condition on older laterals
- Wildfire-adjacent vegetation and ember exposure
After the report
Prioritize health/safety and big-ticket systems. Negotiate repairs, credits, or price—then update insurance quotes. See contingencies, closing costs, and Buy a Home in San Diego.
Jed Bratt and Jamile Storck help clients separate scare-list items from true walk-away defects so negotiations stay proportional.
Choosing inspectors and reading severity
Look for licensed professionals with strong San Diego County experience and sample reports you can understand. A good report separates safety items, major defects, and maintenance nits. Not every rusted drip pan is a renegotiation event; active moisture intrusion into framing usually is.
Sewer scopes and geologic add-ons
On older homes, a sewer lateral camera inspection can reveal roots, bellies, or orangeburg lines before you inherit a five-figure repair. Hillside and canyon properties may warrant drainage or geologic consultation beyond the general inspection—especially after heavy rain seasons.
Using the report in negotiations
Lead with photos and contractor estimates for the items that matter. A focused request often outperforms a laundry list. Remember insurance: some defects affect insurability as much as value. Align inspection findings with your insurance agent before you remove contingencies.
Inspections buy information. Information lets you decide—with a clear contract path either to proceed, renegotiate, or exit.
What inspectors usually do not do
General inspectors typically do not move furniture, open sealed walls, run destructive testing, or guarantee future performance. They also do not replace appraisals or insurance underwriting. Knowing the limits prevents false confidence.
If the property is furnished or storage-packed, ask for access to electrical panels, attic hatches, and water heaters. Photos of inaccessible areas should appear in the report so you know what was not evaluated.
Re-inspections after repairs
When sellers complete agreed repairs, buyers often hire the original inspector or a specialist to re-check. Build time for that visit before final walk-through. Incomplete repairs discovered at walk-through create last-minute holdback fights—better to verify earlier.
Pool, spa, and outdoor structure add-ons
Pools and spas deserve specialist inspection for equipment age, leaks, and safety barriers. Detached ADUs, decks, and patio covers raise permit and structural questions the general inspector may only flag at a high level. Budget the extra visits when the marketing photos feature water and outdoor living—common selling points across San Diego County.
Coastal properties add corrosion and balcony/deck waterproofing concerns. Inland older homes may emphasize sewer and electrical updates. Match specialists to architecture and micro-climate.
Sharing reports with your insurance agent
With your permission, key findings can inform insurance underwriting—roof condition especially. Aligning inspection and insurance early prevents the nightmare of removing contingencies and then learning the carrier will not bind.
Scheduling order that saves days
Book the general inspection first, then cascade specialists based on findings within 24 hours. Parallel-booking every specialist on day one wastes money; waiting until day ten to start a sewer scope wastes contingency. The sweet spot is a rapid triage plan your agent helps execute.
Give sellers polite, clustered access windows so they are not hosting vendors all week. Cooperative scheduling keeps negotiations friendlier when repair requests arrive.
Translating reports for out-of-area buyers
Relocating buyers cannot always attend. Ask for a video walkthrough with the inspector and a prioritized summary call afterward. Jamile Storck and Jed Bratt routinely coordinate remote clients so distance does not equal diligence gaps.
Report priorities for first-time San Diego buyers
First-time buyers often fixate on cosmetic punch lists. Redirect attention to roofs, electrical panels, active leaks, foundation movement, and sewer lines. Those items dominate year-one ownership costs. Cosmetics can wait; safety and water cannot.
Ask the inspector for a top-five oral summary before you leave the property. That narrative, plus photos, becomes the spine of any repair request Jed or Jamile helps you draft.
Inspection FAQ
Who pays for the inspection?
Typically the buyer pays their inspectors. Sellers may provide prior reports, but you should still hire your own.
Can I inspect after removing contingencies?
You can look, but canceling for inspection issues after removal usually risks the deposit. Inspect first.
Do VA appraisals replace inspections?
No. VA appraisals check Minimum Property Requirements and value; they are not a substitute for a buyer’s inspection. See VA appraisals.
Jed Bratt & Jamile Storck
Jed Bratt is an 8-year Navy veteran, California Real Estate Broker, Realtor®, and active investor. He bought his first investment property at 19 and began helping fellow service members use their VA loans in 2010 while still on active duty. After his honorable discharge in 2014, he transitioned to full-time real estate, serving military and civilian clients from Imperial Beach to Carlsbad. Known as @TheRealEstateJedi on YouTube, he shares neighborhood tours, market insights, and practical guidance for anyone considering a move to San Diego.
Jamile Storck is a San Diego Realtor since 2012 and a local homeowner since 2009. Originally from Vitória, Brazil, with a background in international trade and construction, she has personally bought, renovated, and sold homes across California and other states through different market cycles and loan programs. Having lived all over San Diego and even relocated to Austin while eight months pregnant, she understands the stresses, setbacks, and negotiations involved—and after guiding hundreds of clients through the process, she brings that same resourcefulness and commitment to every transaction, helping clients move forward with confidence.