Buying a home is one of the biggest financial decisions you'll ever make and the inspection phase is your best opportunity to make sure you know exactly what you're buying.

In California, homebuyers are typically given a 17-day inspection contingency period (unless otherwise negotiated) to investigate the condition of the property. While a general home inspection is a great start, it's just the beginning. Smart buyers go deeper.

Here’s what research you should be prepared to do and why it matters.

1. Start with a General Home Inspection

This is your foundational inspection. A licensed home inspector will evaluate:

• Foundation and structural elements
• Roof condition
• HVAC system
• Electrical and plumbing systems
• Windows, doors, and insulation
• Appliances, attic, and more

Tip: Attend the inspection if you can. You’ll learn a lot by seeing issues in person and asking questions on site.

2. Order Supplemental Inspections as Needed

Depending on the age, location, and condition of the home, your general inspector may recommend additional specialists. These may include:

• Sewer line camera inspection (especially for homes older than 30 years)
• Roof certification
• Foundation/structural engineer report
• Mold/moisture testing
• Termite and pest inspection (required in many transactions)
• Chimney inspection
• Pool/spa inspection
• Asbestos or lead testing (for pre-1978 homes)

Each of these helps reduce risk and could save you tens of thousands in unexpected repairs later.

3. Review Seller Disclosures Carefully

In California, sellers must provide disclosure documents (such as the Transfer Disclosure Statement and Natural Hazard Disclosure). These will include:

• Known issues or repairs
• Past insurance claims
• History of flooding, fire, or pest problems
• Environmental risks (earthquake fault zones, fire hazard areas, etc.)

Tip: Don’t skim these. If something seems vague or incomplete, follow up. Ask for receipts, reports, or clarification.

4. Check Local Permits and Zoning

If the home has had additions, remodels, or converted spaces (like a garage turned ADU), verify that work was done with permits. Unpermitted work can cause issues with financing, insurance, and resale.

Check with:

• The local building department
• ZIMAS or LADBS (for Los Angeles properties)
• City permit portals for public records

Bonus Tip: Ask your real estate agent to help interpret what’s been filed and whether it aligns with what you see on the property.

5. Review the Title Report

This is a behind-the-scenes but critical step. You’ll want to look for:

• Easements (e.g. shared driveways or utility access)
• Liens or judgments
• Boundary disputes or unrecorded encroachments

Your escrow officer or real estate attorney can help you understand anything unclear in the report.

6. Research the Neighborhood & Environment

Beyond the four walls, smart buyers also look into:

• School ratings
• Crime reports
• Noise levels and flight paths
• Street parking rules or HOA restrictions
• Future development in the area (check city planning websites)

If you're sensitive to noise, try visiting the property at different times of day.

7. Understand Insurance & Risk Factors

Homeowners insurance is getting tougher in California. During escrow, investigate:

• Whether fire insurance is available in your area
• Estimated premiums
• Whether the property is in a flood zone or high fire risk area

Your lender will require insurance, but the type and cost may influence your decision or budget.

Final Thought

A clean inspection period isn't just about peace of mind—it's about being a smart, informed buyer. The more you investigate, the better position you’ll be in to negotiate repairs, request credits, or walk away if necessary.

At the Stephanie Younger Group, we guide our buyers through every step of the inspection process and connect them with top local professionals from home inspectors to structural engineers to insurance advisors.

Still have questions about what to inspect or how to time it? Let’s talk, we’re here to protect your investment and help you make confident decisions in any market.