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, plus 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, plus 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)
- Offered as dedicated add-ons: pools, sewer laterals, mold, and radon
- 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, plus what to ask them.
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