Home Inspection Checklist for Los Angeles Buyers

Los Angeles is one of the most competitive real estate markets in America. In the rush to close, buyers sometimes waive inspections — a decision that can cost tens of thousands of dollars in hidden repairs. This checklist helps you approach your LA home inspection with confidence.

Pre-Inspection Checklist: Before the Inspector Arrives

• Confirm the inspector is InterNACHI® Certified
• Schedule inspection within your contingency period
• Arrange access (seller, agent, or lockbox)
• Plan to attend for the full 2–4 hours
• Prepare questions about the property’s history

Los Angeles-Specific Red Flags

Seismic Safety

Los Angeles sits on multiple fault systems. Look for:

• Cripple wall bracing — older homes need plywood sheathing added
• Soft story buildings — multi-unit buildings with open garages on the ground floor
• Foundation type — raised foundations with unbraced cripple walls are common in pre-1980 LA homes
• Chimney condition — unreinforced masonry chimneys are earthquake hazards

Fire Zone Considerations

Many LA County hillside homes fall in Very High Fire Hazard Severity Zones (VHFHSZ):

• Check roof material — Class A fire-rated roofing required in fire zones
• Inspect vents for ember-resistant screens
• Evaluate defensible space clearance
• Look for propane instead of natural gas in remote areas

Water Intrusion

Despite low annual rainfall, LA’s intense winter storms cause significant damage:

• Flat roof ponding
• Window sill and door frame moisture intrusion
• Hillside drainage directing water toward foundation
• Block wall drainage (critical in older neighborhoods)

The Room-by-Room Checklist

Exterior

• Roof condition (shingles, tiles, membrane)
• Gutters and downspouts draining away from foundation
• Stucco or siding cracks, bubbling, or separation
• Deck and balcony structural integrity (critical in LA hillside homes)
• Pool and spa equipment (if present)
• Grading and drainage slope

Electrical

• Service panel amperage (100 amp min., 200 amp recommended)
• No Federal Pacific, Zinsco, or Pushmatic panels
• GFCI protection in kitchens, bathrooms, and garages
• No aluminum wiring (fire hazard in older homes)
• Smoke and carbon monoxide detectors present

Plumbing

• No galvanized supply pipes (common in pre-1970 LA homes)
• Water pressure between 40–80 PSI
• No active leaks under sinks or at water heater
• Sewer line condition (camera inspection recommended for homes over 30 years old)
• Water heater strapping for seismic safety (required in California)

HVAC

• Central air age and condition (10–15 year typical lifespan)
• Mini-split systems in units without ducted systems
• Furnace heat exchanger integrity
• Attic ventilation adequate for LA’s heat

What Scan Home Inspection Includes in LA

Our Los Angeles inspections come with every tool needed for a complete picture:

Infrared Thermal Scan — Reveals moisture behind walls, missing insulation, and electrical hot spots invisible to the naked eye.

Drone Roof Inspection — LA’s tile and flat roofs require close inspection. Our drone captures high-resolution imagery of every ridge, valley, and penetration.

Interactive 3D Virtual Tour — Embedded inspection tags let you revisit any finding from your phone or laptop after you leave.

Same-Day Report — Your detailed report arrives the same day as the inspection, so you can meet negotiation deadlines without rushing.

After Your Inspection: Using the Report to Negotiate

1. Safety items (Red) — Request repair or credit before closing
2. Major systems (Yellow) — Get contractor quotes and factor into your offer
3. Maintenance items — Use as planning tool for first-year budget
4. Sellers rarely reject reasonable repair requests backed by a professional inspection report

Schedule your Los Angeles home inspection today — we serve all of LA County including Beverly Hills, Pasadena, Burbank, Long Beach, and the San Fernando Valley.

Book Your LA Inspection →