Scope of work
Exactly what a San Diego home inspection covers
A home inspection is a visual, non-invasive evaluation of the accessible systems in the property. Here's the full list — and the honest list of what it doesn't include.
Systems
Eight major systems, hundreds of components
We follow a standardized process on every property so nothing gets skipped when it's 100 degrees in the attic.
01
Roof & roof drainage
- Covering material condition and remaining service life
- Flashings, valleys, and penetrations
- Skylights and solar mounting points
- Gutters, scuppers, and downspout discharge
- Chimney crown, cap, and flashing
02
Structure & foundation
- Slab and stem wall cracking patterns
- Crawlspace posts, girders, joists, and subfloor
- Attic framing, sheathing, and trusses
- Floor level and evidence of movement
- Retaining walls and slope drainage
03
Exterior & grounds
- Stucco, siding, and trim condition
- Windows, doors, and weather sealing
- Decks, balconies, patios, and railings
- Grading and drainage away from the structure
- Driveways, walkways, and hardscape
04
Electrical
- Service entrance, meter, and main panel
- Breaker sizing, double taps, and grounding
- GFCI and AFCI protection where required
- Representative receptacles, switches, and fixtures
- Smoke and carbon monoxide alarm placement
05
Plumbing
- Supply piping material and functional flow
- Drain, waste, and vent performance
- Water heater condition, venting, and seismic strapping
- Fixtures, faucets, and visible leaks
- Gas piping, shutoffs, and appliance connections
06
HVAC
- Heating and cooling operation in normal mode
- Equipment age and expected remaining life
- Ducting condition, insulation, and register delivery
- Filtration and condensate handling
- Thermostat function and zoning
07
Interior
- Ceilings, walls, and floors
- Doors, windows, and hardware operation
- Stairs, handrails, and guardrails
- Kitchen and laundry appliances in place
- Garage, firewall separation, and door safety reverse
08
Insulation & ventilation
- Attic insulation type, depth, and coverage
- Attic and crawlspace ventilation
- Bathroom and kitchen exhaust termination
- Dryer venting material and routing
- Vapor barriers in sub-areas
Limitations
What an inspection is not
Any inspector who claims to see through walls is selling something. Here's where the scope genuinely ends — and what we'd recommend instead.
- Anything concealed behind finished surfaces or stored belongings
- Code compliance certification or permit research
- Engineering analysis or load calculations
- Pest control clearance certificates (Section 1 clearance)
- Pools, sewer laterals, mold, and radon — offered as dedicated add-ons
- Predicting when a functioning component will fail
When findings warrant it, we'll tell you plainly which specialist to bring in — a structural engineer, licensed electrician, roofer, or pest operator — and what to ask them.
Get started
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Tell us the address and your contingency deadline. We'll confirm availability and send a quote the same day.