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The general inspection is the starting point. Here's what else this market demands.
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A standard San Diego home inspection runs a few hundred dollars, takes two to three hours and covers structure, roof, electrical, plumbing, HVAC and visible drainage. It is a visual inspection only — the inspector does not open walls, dig, or test what they cannot see. In this market you should plan on at least two additional reports: a termite (wood-destroying pest) inspection, which is close to universal here because of drywood termites, and a sewer lateral camera scope on any home built before about 1970, where cast iron and clay lines fail regularly and repairs run into five figures. Add specialists when the situation calls for it: a structural engineer if you see stair-step cracking on expansive clay soil in East County, a roofer on any tile roof over twenty years old, and an electrician on homes with knob-and-tube, aluminum branch wiring or a Federal Pacific or Zinsco panel, which insurers increasingly refuse. Coastal homes also deserve a hard look at corrosion, window seals and deck framing.
| Inspection | When to order | Why here |
|---|---|---|
| General home inspection | Always | Baseline condition report |
| Termite / WDO | Always | Drywood termites are endemic countywide |
| Sewer lateral scope | Homes pre-1970 | Cast iron and clay lines fail; repairs are costly |
| Roof specialist | Tile or shake over 20 years | Underlayment fails before the tile does |
| Structural engineer | Cracks, hillside or clay soil | Expansive soils move foundations |
| Electrical panel review | Zinsco / FPE / aluminum wiring | Insurers may decline coverage |
| Chimney and fireplace | Older homes | Earthquake damage is common and unseen |
Issues that show up here far more than the national checklists suggest.
Unlike much of the country, San Diego's termites live in the wood itself rather than the soil, which means fascia boards, eaves, window frames and attic framing. Local escrows nearly always include a Section 1 report, and tent fumigation is a routine, negotiable line item.
Large areas of East County, Mission Valley and parts of the South Bay sit on soils that swell and shrink with moisture. Look for diagonal cracks above door frames, doors that stick and separated patio slabs, then get an engineer rather than guessing.
Mid-century neighborhoods like Clairemont, Allied Gardens, Kensington and North Park are full of original cast iron and clay laterals. A camera scope costs a small fraction of the repair, and root intrusion or a belly is very common.
Concrete and clay tile last for decades but the felt underneath does not. A twenty-five-year-old tile roof often needs a lift-and-relay, which is a serious expense a quick visual will miss.
If the home sits in or near a Very High Fire Hazard Severity Zone — much of Scripps Ranch, Poway, Rancho Bernardo, Alpine and the eastern edges — get an insurance quote during your contingency period, not after. Availability and cost can change your budget.
Within a mile or so of the ocean, salt air attacks fasteners, HVAC condensers, garage door hardware, window frames and deck framing. Inspect balconies and elevated decks carefully — hidden rot is the single most expensive coastal surprise.
A workable sequence for a standard 17-day California contingency.
Good inspectors book out. Schedule the general, termite and sewer scope immediately so you have time for a specialist follow-up before the contingency expires.
The last 30 minutes of the inspection, when the inspector explains what they found, is worth more than the PDF. Ask what they would fix first and what they would ignore.
Sellers respond better to a short request targeting structural, electrical, plumbing and roof items than to a long list including outlet covers and paint.
A contractor's written number is far more persuasive than an inspector's phrase like 'further evaluation recommended,' and it protects you if the seller counters with a credit.
California requires a Transfer Disclosure Statement and a Natural Hazard Disclosure. Cross-check them against the inspection — a gap between the two is the most useful signal you'll get.
A general inspection typically runs a few hundred dollars depending on square footage and age, with termite inspections and sewer camera scopes each adding a modest additional fee.
On any home built before roughly 1970, yes. Original cast iron and clay laterals in mid-century neighborhoods fail regularly, and a replacement can cost tens of thousands.
They're not legally required for every sale, but lenders often want one and local practice makes them standard. Drywood termites are endemic here, so skipping it is a poor bet.
Active infestation or existing damage, which sellers customarily pay to correct. Section 2 items are conditions likely to cause future problems, and those are negotiable.
The standard residential purchase agreement defaults to 17 days for buyer investigations, though it is frequently shortened in competitive offers. Confirm the exact date in your contract.
Neighborhood-by-neighborhood breakdowns for people who actually live here.
What a one- and two-bedroom really costs across the county.
The full monthly math on moving here.
The whole purchase timeline.
Programs, steps and mistakes to avoid.
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Written and fact-checked by the Sandi Spots Editorial team — San Diego residents publishing under Sleep Coast LLC. Every place we recommend has been visited in person or verified against an official source, and no business can pay for inclusion or a higher ranking. Last updated .