buy + sellhome inspectionsupdated for 2026boyenga team at compass

The Inspection Decoder

What a California home inspection covers, what it skips and what common findings mean. Look up a finding to see who to call next, plan the inspections for a home, and see how repair requests work.

Finding lookupInspection plannerCovers and skipsInspector lawAfter the report

  • inspection contingency17 daysC.A.R. default; check your contract
  • pest report10 business daysto deliver, by law
  • repairs by your inspector12 monthsnot allowed after inspecting
  • to sue an inspector4 yearsat most, from the inspection

finding lookup

Look up a finding

Search or pick a category. Each card says what the finding means, what to do next and where the facts come from.

electricalCPSC history

Federal Pacific Stab-Lok panel

CPSC investigated these breakers from 1980 to 1983 after the parent company reported many didn’t fully meet UL requirements; its testing found some failed certain UL calibration tests. It closed the case in 1983 without a recall, and said in 2011 it never decided whether the breakers are safe.

nextA licensed electrician’s evaluation, and quotes if replacement is recommended.

CPSC, 1983 release revised 2011

electrical1965–1973

Aluminum branch wiring

Installed in about 2 million homes built from 1965 to 1973. Its connections can overheat and create a fire hazard. CPSC lists three permanent repairs: rewiring with copper, COPALUM crimp connectors or AlumiConn connectors; it doesn’t accept CO/ALR devices or twist-on connectors as permanent repairs.

nextAn electrician trained in those repairs.

CPSC Publication 516

electricalnew for 2026

The electrical advisory

For sales since January 1, 2026, sellers give buyers a statement that an electrical inspection by a qualified professional may be advisable, covering the main panel, subpanels and wiring, because faulty or recalled wiring can be a fire risk and limited capacity can make solar or EV charging harder to add.

nextAn electrician, if the home inspector flags anything or you plan solar, a heat pump or EV charging.

Civil Code 1102.6i

plumbingstate law

Unstrapped water heater

All residential water heaters must be braced, anchored or strapped against earthquakes, and the seller must certify that in writing.

nextA plumber or handyman.

Health and Safety Code 19211

plumbinghistory

Polybutylene supply pipe

A 1995 nationwide settlement over leaking polybutylene plumbing provided replumbing and damages to qualifying owners. Treat it as a reason for a plumber’s evaluation, not a claim you can still file.

nextA licensed plumber.

1995 class settlement

plumbingnot in a general inspection

Sewer lateral

General inspections don’t cover underground lines. A camera inspection (sewer scope) shows the line from the house to the street. A plumber who also inspects can do the repair only with a written disclosure and your right to a second opinion.

nextA sewer scope during the inspection contingency; some cities require an inspection at sale.

InterNACHI SOP; B&P 7197(e)

structurepre-1980

Missing anchor bolts or unbraced cripple walls

A seismic retrofit item for pre-1980 wood-frame houses on raised foundations. Earthquake Brace + Bolt grants have paid up to $3,000 toward a code-compliant retrofit (up to $7,000 more for households earning $94,480 or less); the program’s typical cost estimate is $3,000 to $7,000. Eligibility is by ZIP code.

nextA retrofit contractor or structural engineer; check the program’s ZIP lookup.

Earthquake Brace + Bolt (CRMP)

structureSan Francisco

Soft-story building

San Francisco’s Mandatory Soft Story Retrofit Program requires seismic upgrades for certain wood-frame multifamily buildings; the city keeps a property list.

nextCheck the city’s list and the building’s compliance status.

SF Department of Building Inspection

rooffire zones

Roof replacement in a Very High fire zone

In Very High Fire Hazard Severity Zones, replacing more than half the roof within a year can require a Class A roof on the whole house under local codes. Class A roofs are also on the state’s wildfire insurance discount list.

nextCheck the city’s code before you plan roof work.

Local code notes; CDI

roofconflict rule

A roofer’s certification

A roofer can repair a roof it inspected for a certification only if different employees did the inspections, timing conditions are met, and you get a written disclosure and the right to a second opinion.

nextA second roofer’s opinion if repairs are recommended.

B&P 7197(d)

hazardsEPA

Vermiculite attic insulation

EPA says to assume it contains asbestos: leave it undisturbed, don’t store things in the attic and don’t remove it yourself.

nextA trained, accredited asbestos professional if it must be removed.

EPA

hazardsEPA

Popcorn ceiling

It may contain asbestos. Undamaged, undisturbed material isn’t likely to be a health risk; EPA advises testing only if it’s damaged or a renovation will disturb it.

nextA certified asbestos inspector before any renovation.

EPA

hazardspre-1978

Lead-based paint

Anyone paid to do work that disturbs paint in a pre-1978 home must be certified under EPA’s Renovation, Repair and Painting rule.

nextAn EPA-certified renovator for painting or remodeling.

EPA RRP rule

hazardsEPA

Radon

EPA’s zone map shouldn’t decide whether to test; elevated levels turn up in every zone, so EPA says to test all homes. California has published radon maps for western Santa Clara County and San Mateo County.

nextA short-term radon test.

EPA; California Geological Survey

hazardsCDPH

Mold or moisture

The state health department says dampness and visible mold are unhealthy indoors: find and fix the water source and clean or remove moldy materials, rather than relying on air tests. Dampness and visible mold that threaten health make a home substandard under state law.

nextFind the moisture source; a plumber or roofer if it’s a leak.

CDPH; Health and Safety Code 17920.3

pestpest report

Section 1 and Section 2

Section 1 is infestation or infection that’s evident now (or damage from it); Section 2 is conditions likely to lead to it, such as earth-to-wood contact, faulty grade, cellulose debris or excess moisture. The report is due within 10 business days of the inspection.

nextGet bids for Section 1 work; the contract says who pays.

B&P 8516; 16 CCR 1990

pestUC IPM

Drywood vs. subterranean termites

Drywood termites live in dry wood and push out six-sided pellets; subterranean termites nest in soil and build mud tubes. Tenting (fumigation) treats drywood termites, not subterranean ones.

nextA licensed pest control company.

UC Statewide IPM Program

pestnotice rules

Fumigation

Occupants get the state fumigation notice at least 48 hours ahead, and no one goes back in until the company posts a re-entry notice.

nextPlan time away from the home and coordinate the date with escrow.

Structural Pest Control Board

heatingCPSC

Furnace or fuel-burning appliance concerns

CPSC recommends a yearly professional inspection of furnaces, water heaters, fireplaces, chimneys and vents, and carbon monoxide alarms that meet UL 2034. It found cracked heat exchangers among recurring causes of furnace carbon monoxide incidents.

nextAn HVAC contractor’s inspection.

CPSC

heatingEnergy Code

Replacing heating or cooling equipment

Changing out equipment on a ducted system needs a permit, a duct leakage test and verification by a HERS rater.

nextAsk contractors whether their bid includes the permit and duct test.

California Energy Commission (2022 code)

heatingBay Area rules

Gas water heater or furnace at replacement

Bay Area Air District rules adopted in 2023 require zero-NOx units when new appliances are installed: small water heaters from 2027, furnaces from 2029 and larger water heaters from 2031. Working appliances don’t have to be replaced. A draft change would push the water heater dates later; the board takes it up November 4, 2026.

nextFactor the rule into replacement plans and bids.

Bay Area Air Quality Management District

permitsrecords

Unpermitted work

Compare what you see with the city’s permit records. San Jose’s SJPermits portal lets anyone search a property’s permit history and inspection records.

nextThe city building department’s records; ask the seller about any gaps.

City of San Jose

permitsstate law

Pool or spa

The home inspection must check which of the seven drowning-prevention safety features in state law are present and say how many it found.

nextA pool contractor for equipment questions.

B&P 7195; Health and Safety Code 115922
property nerd note

A finding isn’t a verdict. Inspectors flag what needs a closer look; the specialist’s evaluation and bid tell you what it means for the price.

inspection planner

Plan the inspections

Six questions about the home suggest which inspections to order and which to consider.

    A starting point. Your agent and inspector may suggest others based on what they see.

    the inspection

    What a general inspection covers and skips

    California defines a home inspection as a noninvasive, physical examination to find material defects. Industry standards set the details.

    What it covers

    • Roof and exteriorCoverings, flashing, gutters, siding, grading and drainage around the house.
    • StructureFoundation, crawlspace and framing that can be seen.
    • Heating and coolingThe installed systems, operated with normal controls.
    • Plumbing and electricalSupply and drain lines, water heater, the service panel and a sample of outlets and fixtures.
    • Interior, attic and fireplaceDoors, windows, insulation and ventilation, and the fireplace that can be seen.

    What it skips

    • Code complianceWhether the home meets current building codes.
    • What can’t be seenConcealed or latent defects, and areas that aren’t readily accessible.
    • Specialty itemsPests, mold, radon, asbestos and lead; sewer lines, septic systems, wells and underground tanks; inside chimneys and flues.
    • Remaining life and valueHow long components will last, market value, insurability or whether to buy.

    the law

    California’s home inspector law

    Business and Professions Code sections 7195 to 7199 set the rules for anyone doing home inspections for a fee.

    • Standard of careInspectors must work with the care a reasonably prudent home inspector would use, and look for material defects that significantly affect value, desirability, habitability or safety; style doesn’t count.
    • No repair workAn inspector, and their company, can’t offer or do repairs for a fee on a home they inspected in the past 12 months (with narrow exceptions).
    • No conflictsNo inspecting a property they have an interest in, no referral payments to agents or owners, and no fees that depend on the findings or the closing.
    • Clauses that don’t holdContract terms that waive the duty of care or cap liability at the inspection fee are void.
    • Four yearsThe time to sue over a report can’t exceed 4 years from the inspection date.
    • LicensingBills to create a state license for home inspectors failed in 2019 and 2021. Ask about training, certifications and insurance when you hire one.

    after the report

    After the report

    How repair requests work under the standard California purchase contract.

    1. step01

      Book inspections early

      The C.A.R. purchase agreement gives buyers a 17-day investigation contingency by default, unless the contract changes it.

      • Schedule the general and pest inspections in the first days
      • Add specialists (sewer scope, roof, chimney, electrical, structural) as soon as anything is flagged
      property nerd tipLine up specialists as soon as the general report flags something, so their reports land inside the contingency.

      Disclosure Decoder

    2. step02

      Read the reports with the disclosures

      Compare what the inspectors found with what the seller disclosed and the permit history.

      • List the items that affect safety, the structure or the price
      • Get bids for the big items so you know what they cost
      property nerd tipBids turn a scary paragraph into a number you can negotiate with.

      Insurance Lab

    3. step03

      Decide what to ask for

      Buyers can ask for repairs, a credit, a price change or nothing, or cancel within the contingency.

      • C.A.R.’s Request for Repair (RR) is the buyer’s form
      • The seller answers on the Response form (RRRR): agree, refuse or counter
      property nerd tipCredits and price changes leave the work in your hands and your contractors’ schedules.

      Buyer Playbook

    4. step04

      Remove the contingency, or don’t

      Once you’re satisfied, you remove the contingency in writing; until then you can still cancel under the contract’s terms.

      • Track the deadline in your contract
      • Keep copies of every report and agreement
      property nerd tipMissing the deadline doesn’t automatically remove a contingency; the seller has to give notice first.

      Buyer Playbook

    questions

    Questions we hear

    Does California license home inspectors?

    Bills to create a state license failed in 2019 and 2021. State law still sets a standard of care and bans conflicts, such as an inspector repairing a home they inspected within 12 months.

    Should a seller get inspections before listing?

    Pre-listing reports let buyers see the home’s condition before writing, and let you fix or price around issues ahead of time. Buyers can still hire their own inspectors.

    What’s the difference between Section 1 and Section 2?

    On a pest report, Section 1 is active infestation or damage from it; Section 2 is conditions likely to lead to it. The purchase contract says who pays for each.

    Is the electrical panel a deal-breaker?

    Not by itself. A panel like Federal Pacific Stab-Lok is a reason for an electrician’s evaluation and a bid, which you can factor into the price or a request for repair.

    sources

    Sources

    State law, federal agencies and program pages behind this page, checked October 2026.

    more to learn

    Keep going

    General information as of October 2026, not legal or engineering advice. Your inspectors’ reports, specialists’ evaluations and your contract control.

    talk to a property nerd

    Got an inspection report to decode?

    Send it over. We’ll go through it with you, help you get the right bids and plan the request for repair. Commissions are negotiable, and we offer bundled services, so ask us what’s included.

    Book a strategy callCall (408) 373-1660Call (650) 383-8606
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    Eric & Janelle Boyenga

    Eric & Janelle Boyenga

    +1(408) 373-1660

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    Agent DRE01254724 / 01254725

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