The inspection report comes back, it's 50 pages long, and every page has something flagged in orange. First-time buyers sometimes want to cancel the contract on the spot. Here's a more useful framework.
What an Inspector Actually Does
A general home inspector is a generalist — they visually assess the accessible parts of a home and document what they observe. They are not structural engineers, electricians, or plumbers, and the report is not a repair bid.
A standard inspection covers:
- Roof and attic: visible surface, flashings, ventilation, insulation
- Foundation and crawl space: visible cracks, moisture, drainage
- Electrical: panel condition, circuit types (AFCI/GFCI coverage), visible wiring
- Plumbing: supply lines, drain lines, water heater age and condition, pressure
- HVAC: age, filters, operation, ductwork
- Interior: walls, ceilings, floors, windows, doors — what's visible
- Exterior: siding, grading, vegetation proximity, walkways
The Signal vs. the Noise
Every inspection report lists everything. That includes:
- Safety items (CO detector missing, reversed outlet polarity): cheap to fix, important
- Deferred maintenance (dirty filter, overgrown shrubbery on foundation): minor, expected
- Material defects (cracked heat exchanger, active roof leak, foundation movement): significant, needs investigation
- Informational notes (typical wear at age): not a defect, just context
My job when reviewing with buyers is to bucket everything into those four categories and triage accordingly.
How to Use the Report in Negotiations
Most buyers in Orange County ask for repairs in one of two ways:
- Repair request: ask the seller to fix specific items before close
- Credit request: ask for a dollar credit to closing costs in lieu of repairs
In competitive markets, credits are more common because sellers prefer not to manage contractors while under contract. In slower markets, repair requests are more viable.
What almost never makes sense: canceling a contract over routine maintenance items. What sometimes makes sense: canceling over a foundation problem the seller can't or won't disclose a repair history for.
Specialist Inspections Worth Ordering
For older homes or anything flagged in the general:
- Roof certification (separate from general inspection — inspector signs off on condition + remaining life)
- Sewer lateral (especially homes with mature trees; pre-scope before you buy)
- HVAC specialist if system is old or the report flagged anything
- Structural engineer if foundation cracks or settling are noted
- Termite / pest inspection (standard in California — often required by lenders)
If you're buying in Orange County, I walk every inspection with my clients and stay on-site for the full report review. Get in touch if you're at that stage.
