Questions, answered straight

It is preferable, though not necessary, for the client to attend. However, we encourage our clients to arrive towards the end of the inspector’s evaluation. It might be helpful to think of “the inspection” as two separate halves. The first half is the inspector’s assessment and the second is the inspector’s walk-through with clients.

Part 1: “Inspector’s assessment” It is critically important for the inspector to have a safe and unobstructed opportunity to assess the overall and individual components of the property. The inspector, like any other professional, has a specific routine that he follows to perform his best on the client’s behalf. It should also be noted that inspecting homes is a potentially dangerous endeavor. Inspectors typically remove covers at live electrical panels, climb tall ladders, walk on roofs, and crawl through cramped under-floor areas. For these reasons We do not recommend the client, or any other persons, participate in this part of the process. At this time that the inspector takes detailed notes and digital photographs while conducting his assessment of the property. Simply stated, the more people present at the site means additional variables and an increased likelihood of an unsafe event or an oversight.

Part 2: “Inspector’s walk-through with clients” Upon completing his assessment, the inspector will share his main findings with the client. At this point, the inspector will spend as much time as necessary to answer all of the questions the buyers may have. Conducting the inspection in this manner saves time for all of the parties involved and reduces the number of on-site variables. By doing so the highest quality and most efficient inspection can be provided.

A typical single-family home inspection takes about 2 hours on site. There is generally an additional 2 hours of off-site work generating our comprehensive report. Large homes, custom-built homes, and older homes (with raised foundations) may take considerably longer. Condos may take less time as there are fewer exterior items. Note: We can provide you with a time estimate during the scheduling process. These time estimates vary and do not include time spent generating the report (completed off-site).

If you’re a buyer, you should schedule an inspection as soon as you have a signed contract in place. The standard contract agreement only allows 17 days for buyers to perform investigations and removal of contingencies. Most REO and bank foreclosure sales insist on even shorter contingency periods. If you are selling a property, consider a pre-listing inspection before putting the home on the market. This will give you time to consider making any necessary repairs to boost buyer confidence and help your home rise above the nearby competition.

Most home inspections take about 2 to 4 hours, depending on the size, age, and condition of the property. Larger or older homes take longer, and add-on services like a sewer scope or pool and spa inspection extend the time.

Yes. A home inspection protects you from buying a home with costly hidden defects. Even in a competitive market it gives you negotiating leverage and peace of mind before what is likely one of the largest purchases of your life. Learn about buyer's inspections.

Absolutely, and we encourage it. Attending lets you see any issues firsthand and ask questions on site. At minimum we recommend joining the final walkthrough, where the inspector reviews the key findings with you in person.

We accept credit card payments when you sign your pre-inspection agreement paperwork or you can bring cash or a personal check to the inspection.

Property inspection fees depend on a variety of factors, including: square footage, age of the home, number of heating and air conditioning units, and location. A ballpark figure on an “average” property would be $400 (condo), and $500 (single-family). Commercial properties sometimes undergo a bidding process depending on the time frame available and can have multiple options in the bid. Contact us for an accurate quote.

A San Diego home inspection is priced by the home's size, age, and any add-ons you choose (such as a sewer scope, pool, or thermal imaging). We give you an exact, all-in quote up front with no hidden fees, so you know the cost before you book. See our fee schedule.

Most inspection reports will be delivered via E-Mail (PDF format) within 24 hours. The report outlines all major areas of the home including heating, air conditioning, plumbing, electrical, roofing, and more. A sample inspection report exists on this site for your review. Inspection reports on large Commercial buildings may take longer.

No inspection can find every possible defect. A home inspection is a visual, non-invasive evaluation of the accessible systems on the day of the inspection. It dramatically reduces your risk, but it cannot detect concealed, inaccessible, or intermittent issues hidden behind walls or underground.

Depending on what is found during the inspection, we may recommend that you have specific home components evaluated by a specialist, such as a plumber or an electrician, for possible update or repair. We never solicit bids on repairs or promote a single contractor. We suggest soliciting referrals from friends or family in the area.

A standard home inspection covers the major systems of the home: roof, structure and foundation, electrical, plumbing, HVAC, water heater, attic, insulation, ventilation, and built-in appliances. It follows the InterNACHI Standards of Practice, and you receive a detailed report with photos of every finding. See exactly what we inspect.

California SB-721 requires apartment buildings with three or more units to have their exterior elevated elements (balconies, decks, stairways, and walkways) inspected for safety. The first inspection deadline is January 1, 2026, and the cycle repeats every six years. SB-721 balcony inspections.

SB-721 applies to apartment buildings with three or more units, while SB-326 applies to condominiums and HOA-governed buildings. SB-326 requires inspection of exterior elevated elements at least every nine years. Both laws target the same balconies, decks, and walkways (EEE). SB-326 balcony inspections.

A 4-point inspection examines four major systems: roof, electrical, plumbing, and HVAC. Insurance companies commonly require it for older homes before they will issue or renew a policy. It is faster and more focused than a full home inspection. Learn about 4-point inspections.

A sewer scope sends a camera through the main sewer lateral to find cracks, root intrusion, bellies, and blockages. It is strongly recommended for older San Diego homes, where a sewer line repair can cost thousands of dollars that a standard inspection would not catch. Learn about sewer scope inspections.

A standard home inspection notes visible signs of wood-destroying organisms, but an official termite (WDO) clearance report must come from a licensed pest control company. When one is needed, we coordinate a licensed pest inspector for you so nothing falls through the cracks.

Yes. We perform commercial property condition assessments for offices, retail spaces, industrial buildings, and multi-unit properties throughout San Diego County, with reporting tailored to commercial buyers, owners, and investors. Commercial building inspections.

We serve all of San Diego County, including San Diego, Carlsbad, Encinitas, La Jolla, Chula Vista, Escondido, Oceanside, San Marcos, Poway, Del Mar, and the surrounding communities. We also cover parts of southwest Riverside County. See all service areas.

Yes. Owner and lead inspector Joseph Romeo is an InterNACHI Certified Professional Inspector (CPI) and holds California CSLB General Contractor License #1113143, backed by more than 20 years of construction and inspection experience. Meet Joseph Romeo.