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Home inspections are one of the most critical—and often misunderstood—steps in a California real estate transaction. Whether representing buyers, sellers, or probate clients, understanding what inspectors uncover most frequently allows us to anticipate problems before they derail a deal.

Below, we’ll break down the most common inspection issues found in California homes today, why they occur, and how real estate professionals can guide clients through them with confidence.

1. Roofing & Exterior Wear

California’s mix of coastal humidity, inland heat, and wildfire exposure takes a toll on roofs and exterior materials. Inspectors frequently note:

• Cracked or missing shingles and tiles
• Sun-blistered materials on south-facing slopes
• Damaged gutters or flashing that allow water intrusion

Even minor roof damage can evolve into costly leaks or mold issues. Sellers should consider a roof evaluation before listing—especially if the roof is 15 years or older—while buyers should request a detailed inspection report that includes drainage and exterior sealing.

2. Foundation & Structural Concerns

Foundation and structural issues consistently rank among the costliest inspection findings. Common red flags include:

• Cracks in slabs or walls
• Uneven floors or sticking doors and windows
• Poor drainage or grading near the foundation

In earthquake-prone areas, seismic movement can exacerbate older structural weaknesses. A professional engineering review is often worthwhile for both buyers and sellers when significant movement or cracking is found.

3. Plumbing & Moisture Problems

Water is the quiet enemy of many California homes. Inspectors regularly discover:

• Corroded or outdated pipes (galvanized steel, cast iron, or Polybutylene)
• Slow drains, leaky fixtures, or hidden slab leaks
• Moisture behind walls or under flooring

Because water damage can lead to mold, rot, and structural issues, both sides of the transaction benefit from early detection. Pre-listing plumbing inspections often save sellers from surprise repair requests later.

4. Electrical, HVAC & Mechanical Systems

Older homes often reveal electrical panels or systems that are no longer up to code. Typical findings include:

• Outdated or overloaded panels
• Aluminum wiring or improper grounding
• Non-functional GFCI outlets in kitchens or baths

Aging HVAC units, poor ventilation, or cracked heat exchangers also appear frequently on reports. These items impact both safety and energy efficiency—key considerations for buyers assessing long-term costs.

5. Mold, Pest & Environmental Issues

In California’s varied climates, environmental conditions can quickly affect home health. Inspectors often detect:

• Mold in bathrooms, attics, or crawl spaces due to poor ventilation
• Termite or dry-rot damage, particularly in older wood-frame structures
• Smoke or fire residue in regions affected by wildfires

A pest clearance or mold remediation report can add value to a listing and reassure potential buyers.

6. Safety & Code Compliance

Even if a home appears structurally sound, inspectors frequently cite missing safety features or unpermitted work. Common deficiencies include:

• Missing smoke or carbon-monoxide detectors
• Lack of handrails or proper stair dimensions
• Non-GFCI outlets near sinks or exterior areas

Code compliance issues can delay closings or affect insurance eligibility. Sellers should disclose any known unpermitted improvements upfront to maintain transparency.

Bringing It All Together

In the Sacramento market—and across California—inspection challenges are rarely deal-breakers when managed with preparation and communication. For sellers: a pre-listing inspection can reveal repair priorities and strengthen negotiating power. For buyers: understanding inspection language helps distinguish between routine maintenance and genuine red flags.

At the end of the day, transparency is the strongest foundation for a smooth closing. By anticipating these common inspection findings, real estate professionals can guide their clients with confidence and ensure each transaction moves forward with clarity—not surprises.