Which inspections do you recommend?
In a nutshell: As a home buyer, you typically have 7-15 days to conduct your inspections on the home and further determine if you would like to move forward or cancel the contract without risking your deposit. Check out our inspection contingency guide for more info.
We recommend the following inspections for most buyers:
General home inspection (price range: $250 - $1,000 depending on Sq. Ft.): Home inspectors look for any potential deficiencies regarding the grounds, structure, roof, doors, windows, appliances, and any main systems (plumbing, electrical, heating/air conditioning, etc.). We recommend that buyers always get a general home inspection.
Termite/Pest inspection (price range: $80 - $150 depending on Sq. Ft.): Termites are small, pale, soft-bodied insects that feed on wood, and can be highly destructive. Termite inspectors check all wood around the property for evidence of termite infestation. We generally recommend a termite inspection in most areas of the west coast.
After you do the general home inspection, the inspector may recommend additional inspections based on the condition of the home. Most of these won't be applicable or necessary for most properties.
These may include:
Sewer line (price range: $250 per sewer line): Sewer line inspectors use a scope (camera) to determine if the system is functioning as designed, and further identify the condition of the property’s line – ensuring that it is not cracked, blocked or displaced.
Usually the general home inspector will point out areas that need further investigation. We typically suggest that our buyers start with the general inspection and then order any additional reports as needed.
Structural (price range: $450 - $750 depending on Sq. Ft.): Structural inspectors inspect the foundation, framing and grounds to provide an opinion as to the structural integrity and condition of the building or home.
Geological (price range: around $1,000): Geological inspectors evaluate the grounds and any slopes at the property to further advise the soundness and stability of the land underlying the home.
Chimney (price range: $250 for 1 chimney, decrease for additional): Chimney inspectors inspect the chimneys by using a camera to examine the duct, and further get on the roof to ensure that the they comply with code and are in good condition.
Survey (price range: $1,000 - $8,000): Licensed surveyors use specific equipment and maps to locate property lines, as well as identify the location of any encroachments or structures.
Drainage (price range: around $250): Drainage inspectors inspect for potential deficiencies associated with the main drainage system (underground drain lines, yard drains, rain water catch basins, etc.).
Mold (price range: $600 - $4,000 depending on # of samples): Mold inspectors examine the structures for evidence of water intrusion or presence through visual inspections and taking air samples.
Pool (price range: around $300): Pool inspectors examine the pool, spa and any equipment to ensure that they comply with code and are in good condition.
Radon (price range: around $200): Radon is a radioactive gas that results from the natural breakdown of uranium in soil, rock and water.
* Please note that while Open Listings may recommend different inspectors for you to consider when planning to inspect your home, we do not guarantee any recommended inspector’s results. Consequently, any dissatisfaction associated with the work of a recommended inspector must be taken up with such inspector, and you hereby agree to hold Open Listings harmless from all claims arising out of any action or omission of any recommended inspector.