What Is Inspected

The list below combines standards from the California Real Estate Inspection Association (CREIA) and the National Association of Certified Home Inspectors (NACHI). This list shows those issues that are guaranteed to be inspected. The resulting inspection report lists all issues that are found to not meet the standards below and they are presented as both a color picture and a caption describing the issue. Those captions are then listed in a table at the top of the report and organized by importance of the issues. Specifically, the issues are categorized as Safety Concerns (listed first), Further Evaluation (meaning a contractor or expert needs to be involved) and Correction Recommended (for issues not critical).

Surface grade, hardscaping and drainage within six feet of the building or associated primary parking structure.
Walls, veneers, flashing, trim, eaves, soffits and fascias, representative sampling of doors and windows.
Attached decks, porches, balconies, stairs, columns, walkways, guard-rails and handrails.

Leaks are almost impossible to detect. Walking on many roofs is dangerous and can lead to broken tiles. Only one story homes with a composition shingle roof will be walked. Interior ceilings will be examined and reported if stained.
Flashing, vents, skylights, rain gutters are inspected for evidence of damage or leaks. If you want the best roof inspection you will need to call a roofer and ask for the roof to be certified. 

Framing and sheathing if visible, insulation and ventilation.

Water pressure is measured but only reported if under 30 or over 70 PSI.
Water heater earthquake strapping, gas piping and connectors.
TPR (Temperature and Pressure Relief) valve pipe installation
Supply, waste, and vent piping, fixtures, faucets and drains.
Water heating equipment, including combustion air, venting, connections, seismic bracing.
Functional flow of water and functional drainage at fixtures.

Smoke detectors are tested unless higher than 8 feet off the floor.
Breaker panel wiring checked for more than one wire connected to each breaker unless the breaker is rated for two.
GFCI protected AC outlets are all tested. Other AC outlets are not tested.
Overcurrent protection devices and service and equipment grounding.
Representative sampling of operation of switches, receptacles, and light fixtures.
Test all GFCI (Ground Fault Circuit Interrupters.

Heating operation using normal user controls.
Venting, combustion air, electrical connections.
Distribution system including a sampling of ducting, duct insulation, outlets, radiators, piping systems and valves.

Cooling equipment and operation using normal user controls.
Cooling distribution system(s) including a sampling of ducting, duct insulation, outlets, piping systems and valves.
Electrical power connections, condensate drain.

Chimney, flue, damper and associated components.
Fireplace damper clamp. Closed gas fireplaces are not inspected because they cannot be opened easily.
Fireboxes, hearth extensions and permanently installed accessory components.
Manufactured solid-fuel or gas-burning appliances.

Kitchen range tilt clamp (if it is a freestanding range)
Sash windows are all tested. Sliders are not unless they look damaged.
Security bars, ventilation components, and a representative sampling of doors and windows.
Stairs, handrails, and guardrails, cabinet and countertop surfaces.

Attic power vents, central vacuum, cook-tops and exhaust fans, dishwashers, food waste disposers, garage door openers, hydrotherapy tubs, ovens, microwave ovens, refrigerators, freezers, trash compactors, or whole-house fans.
Optional systems, components and appliances specifically examined during the inspection.
Basic operation of optional systems, components and appliances specifically included in the inspection.


Location and type of pool or spa examined.
Conditions limiting or otherwise inhibiting inspection.
Enclosure and related gates.
Hardscaping and drainage related to the inspected pool or spa.
Condition of visible portions of systems, structures, or components.
Equipment such as: lights, pumps, heaters, filters, and related mechanical and electrical connections.
Some pool control systems cannot be tested without training so the report will recommend testing by a pool contractor.

Applicable to homes with raised floors.
Foundation walls and other support components.
Under-floor ventilation.
Wood separation from soil.
Drainage systems or sump pumps within foundation footprint.
Seismic anchoring and bracing components.