What Should I Expect at My First Home Inspection in Orange County?

What should you expect at your first home inspection in Orange County? Expect a few calm hours and a report that helps you decide how to move forward.

I'm Jeanette Nelson, a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas. I help first-time buyers plan their inspections before they write an offer, so the timeline in the contract fits the inspections they want.

HUD explains the purpose plainly: an inspection informs you about the property before you make a financial commitment.

California law, in Business and Professions Code section 7195, describes a home inspection as a noninvasive, physical examination of a home's mechanical, electrical and plumbing systems and its structural and essential components, done to identify material defects.

In practice, that usually means the inspector looks at:

• The structure. Foundation, walls, floors, attic and crawl space where they can safely reach.
• The roof and exterior. Visible roofing, gutters, drainage, siding, windows and doors.
• Plumbing. Fixtures, visible pipes, the water heater and signs of leaks.
• Electrical. The panel, a sample of outlets and switches, and safety items.
• Heating and cooling. Whether the systems run and their general condition.

HUD notes that an inspector also estimates the remaining useful life of major systems and points out items that need repair or replacement. The inspector does not open walls, so the report covers what can be seen and reached.

A general inspector may recommend a specialist when something needs a closer look. Common add-ons include:

• Sewer lateral. Every home with sewer service has a private line running to the public sewer. Orange County's H2OC sewer guide says property owners are responsible for maintaining that line, which can include areas under the sidewalk and the street. A camera inspection shows roots, cracks and breaks before that line becomes yours.
• Roof. A roofer can give a closer opinion on age, condition and repairs than a general inspection usually does.
• Termites and wood-destroying pests. The California Structural Pest Control Board says most lending institutions require homes in California to be inspected for wood-destroying pests and organisms before financing a loan. The Board's website also lets you search a property address for inspections filed in the last two years.
• Chimney. If the home has a fireplace, a chimney specialist can look inside the flue, which a general inspector often can't fully see.

HUD also suggests asking your inspector whether other tests make sense for the home, such as mold, air or water quality, asbestos or lead paint. For older homes or homes with additions, we can also check permits for that specific property with the city.

Yes, if you can. Walking the home with the inspector is one of the best ways to learn your future home. Ask where the water and gas shutoffs are, and ask what is a safety item, what is a repair, and what is normal upkeep. Stay for the summary at the end, then read the full written report.

The standard California purchase agreement gives you a set number of days after your offer is accepted to complete your inspections and investigations and decide how to move forward. That number is written in your contract, and it can be shortened or lengthened when we write the offer.

That's why we book inspectors as soon as you're in contract, so the reports come back with time to think. If you're curious how inspections fit the whole timeline, see How Long Does It Take to Buy a Home in Orange County?.

Your contract also controls your deposit and your options if you decide not to move forward. Read those sections closely, and talk with a real estate attorney if you have legal questions. This article is general information, not legal advice.

Yes. After the reports come back, you can ask the seller to make repairs, give you a credit toward your closing costs, lower the price, or accept the home as it is. The seller can say yes, say no, or counter.

Focus on safety items and major systems, not cosmetic wear. A contractor's written estimate makes a request clear. A credit lets you choose who does the work after you own the home, and your lender may limit its size, so we confirm that first.

Next reads: What Will I Pay at Closing? and What Mistakes Do First-Time Buyers Make?

If you're getting ready to buy your first home, I'd love to walk through inspections with you before you write an offer, so you know what to book and when. Call or text me at 714.366.8575 | DRE: 01397168, or contact me. Jeanette Nelson is a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas.