The California Home Inspection Process: What It Covers and When to Schedule It

By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.

In California, a general home inspection is a noninvasive, visual examination of a one-to-four-unit home’s structure and its mechanical, electrical and plumbing systems, done in connection with a sale. It’s defined in the Business and Professions Code starting at section 7195. A general inspection doesn’t replace specialist inspections. Most buyers add a wood destroying pest (termite) inspection, and often roof, sewer lateral, chimney or foundation reviews, plus well and septic testing on rural North Bay property. Schedule everything early in your investigation contingency period so you have time to read the reports, get bids, and negotiate repairs or credits before the deadline.

What California law says a home inspection is

Business and Professions Code Chapter 9.3 (§§7195–7199) sets the rules for home inspections:

• Definition. A home inspection is a noninvasive, physical examination, for a fee and in connection with a transfer, of the mechanical, electrical or plumbing systems or the structural and essential components of a residential dwelling of one to four units. Its purpose is to identify material defects, meaning conditions that significantly affect value, desirability, habitability or safety. Style and aesthetics don’t count.
• Standard of care. The inspector must use the care a reasonably prudent home inspector would use.
• No value opinions. A home inspector may not give an opinion of the property’s value.
• No engineering. Inspectors who aren’t registered engineers can’t perform analyses that amount to engineering.
• Conflicts of interest. An inspector can’t do paid repairs on a property their company inspected in the prior 12 months (with limited exceptions, including roofing and sewer lateral contractors who give written disclosures), can’t inspect a property they have a financial interest in, can’t pay agents for referrals, and can’t take a job where the fee depends on the findings or the close of escrow.
• No waivers. Contract terms that waive the duty of care or cap liability at the inspection fee are void.
• Time limit. A lawsuit for breach of an inspector’s duty must be filed within four years from the date of the inspection.

The statute also mentions optional add-ons: an energy efficiency review (such as insulation and heating and cooling equipment), an irrigation system check, and pool and spa drowning-prevention features. If the inspector sees yellow corrugated stainless steel gas tubing, the report must include a set notice that only a licensed electrical contractor can verify its bonding and grounding.

What a general inspection usually covers, and what it doesn’t

A general inspector walks the accessible parts of the house and operates normal controls. Expect the report to address:

• Roof covering, gutters and drainage as seen from accessible points
• Foundation and structure where visible, including the crawlspace if it’s accessible
• Electrical panel, wiring visible at outlets and fixtures, GFCI and smoke alarm checks
• Plumbing supply and drain lines, water heater, fixtures and visible leaks
• Heating and cooling equipment
• Attic, insulation and ventilation
• Doors, windows, interior surfaces and built-in appliances
• Exterior siding, decks, stairs and grading

Because the inspection is noninvasive, the inspector won’t open walls, move furniture or stored items, or go into unsafe areas. The report flags conditions that need a specialist instead of diagnosing them, which is why specialist inspections matter.

Specialist inspections to consider

Termite (wood destroying pest) inspections

The SPCB regulates the companies that perform these inspections. Before you hire one, verify the company’s registration. The Board’s WDO property search shows whether a property has been inspected within the last two years. If it has, you can request copies of those reports from the Board using Form 43M-19. That’s a useful check when a seller provides a single report. Our guide to Section 1 and Section 2 termite reports explains how findings are classified and how repair costs are usually negotiated.

Sewer laterals

In parts of the East Bay, the EBMUD regional private sewer lateral program requires a compliance certificate before escrow can close on a sale or transfer. If title has to transfer before the work is done, a time extension certificate (with a refundable deposit) may be available. See our pages on Alameda County sewer lateral certificates and San Mateo County sewer lateral rules. Even where no certificate is required, a camera inspection on an older home is inexpensive insurance.

Septic and wells on rural North Bay property

Much of rural Sonoma, Napa and Marin runs on private wells and onsite septic systems. Marin County Environmental Health Services doesn’t list a mandatory septic inspection at sale, but it answers septic questions during a sale and publishes a residential inspection form for real estate use. Alternative systems need an annual operating permit and professional monitoring. For wells, the State Water Resources Control Board says the well owner is responsible for making sure the water is safe. A buyer should order both a yield test and a water quality test from a certified lab.

County-specific details are in our guides to Marin County septic systems, Napa County wells, septic and groundwater, and Sonoma County wells, septic and rural utilities. In high fire hazard areas, also review the AB 38 defensible space inspection requirements.

Timing: fit inspections inside your contingency period

Your purchase agreement sets an investigation contingency period, usually measured in days from acceptance. Our California Residential Purchase Agreement guide explains where to find it, and the contract deadline calculator turns it into dates. A practical schedule:

1. Days 1–3: Book the general and termite inspections. Book the sewer camera and, on rural property, well and septic testing. Lab results and septic pumping can take longer than you expect.
2. After the general report: Order follow-ups the inspector recommends, such as a roofer, chimney specialist, structural engineer or HVAC technician.
3. Before the deadline: Collect bids for major items, decide what to ask for, and deliver a request for repair with time left to negotiate.
4. If you need more time: Ask for a written extension before the contingency expires. Don’t assume one will be granted.

Read the seller’s disclosures alongside the reports. A disclosed past leak, permit gap or prior repair tells your inspector where to look harder.

How to use the inspection report

• Attend the inspection if you can, and walk the property with the inspector at the end. Context makes the report easier to read.
• Sort findings into three groups: safety items, big-ticket systems near the end of their life (roof, foundation, sewer, septic, HVAC), and routine maintenance. Negotiate on the first two.
• Turn "recommend further evaluation" into a specialist visit before your deadline, not after closing.
• Get bids, not guesses. A contractor’s written estimate gives your repair request credibility.
• Choose your ask: seller repairs, a price reduction, or a closing credit (subject to your lender’s limits). Sometimes the answer is to cancel within the contingency.
• Keep the reports. They’re your baseline for maintenance and useful if a problem later shows up that should have been seen.

Questions people ask

Are home inspectors licensed in California?

Chapter 9.3 of the Business and Professions Code doesn’t create a home inspector license. It sets a standard of care for inspectors who aren’t otherwise licensed as contractors, pest control operators, architects or engineers. It also bans certain conflicts of interest and voids clauses that waive the inspector’s duty or cap liability at the fee.

How long does a buyer have to do inspections?

Your purchase agreement sets the investigation period. Check the contract and our contract deadline calculator. Book inspections in the first few days.

Is a termite inspection required in California?

Whether one is required depends on your contract and loan, but most buyers order one. Use a company registered with the Structural Pest Control Board.

Can a home inspector tell me what the house is worth?

No. B&P Code Chapter 9.3 bars home inspectors from giving an opinion of value. That’s the appraiser’s job.

Can the inspector’s company do the repairs?

Generally no. An inspector can’t perform paid repairs on a property their company inspected within the previous 12 months. There are narrow exceptions, including roofing and sewer lateral contractors who follow written disclosure rules.

Do I need a septic inspection to buy in Marin or Sonoma?

Marin County doesn’t list a point-of-sale septic inspection requirement, but buyers usually order one as part of their investigation. Check the system’s permit records with the county.

How long do I have to make a claim against a home inspector?

B&P Code requires an action for breach of the inspector’s duty to be filed within four years from the date of the inspection.

Should I still inspect if the seller already provided reports?

Yes, in most cases. Seller reports are useful, but your own inspector works for you. The SPCB’s WDO search can also show whether other termite reports were filed in the last two years.

Sources & notes

1. California Business and Professions Code, Chapter 9.3, Home Inspectors (§§7195–7199).
2. Structural Pest Control Board, termite inspection information search and licensee verification.
3. EBMUD — Private Sewer Laterals.
4. Marin County Environmental Health Services — Septic.
5. State Water Resources Control Board — GAMA, Well Owners.

Notes: Contingency lengths come from your purchase agreement and aren’t set by statute, so check your contract. Section 1 and Section 2 classifications are covered in our termite report guide. Point-of-sale sewer, septic and well rules vary by city, county and district, so confirm with the local agency.

General information, not legal, tax or lending advice. Updated November 2026. Primary sources are linked in this guide.

Related: Buying Process · Buy with Diamond · Request for repair