Common Inspection Findings
Professional home inspectors examine electrical, plumbing, HVAC, roof, foundation, and structural condition. In Simi Valley, common findings include aging HVAC systems (15+ years old), outdated electrical panels, cosmetic foundation cracking, and roofs approaching end of life. Most inspections identify 5-15 items of varying severity. Major issues are structural problems, roof failures, or serious plumbing/electrical defects. Minor issues are cosmetic. Most homes have both minor and major findings; the distinction matters in how you respond.
Understanding Inspector Standards
Home inspectors look for safety hazards, code violations, and maintenance issues. They expect homes to be generally maintained but accept age-appropriate wear. A 40-year-old home won't have current electrical standards—inspectors know this. They're looking for hazards that need correction, not cosmetic imperfections. An inspector would flag faulty wiring or a fire hazard but wouldn't require rewiring the entire home to modern standards.
Pre-Inspection Repairs
Should you repair everything before listing? Strategically, no. Fix major safety hazards (broken railings, exposed wiring, roof leaks). Don't fix cosmetic issues—buyers will want to choose finishes themselves. If an inspector notes HVAC is 18 years old and functioning, you don't need to replace it. If it's failing and inefficient, repair or replace it. The rule: fix genuine problems but don't over-improve before sale.
After-Inspection Negotiation
After inspection, the buyer typically requests repairs or credits. You have several response options: make repairs, offer credits, negotiate which items to handle, or refuse concessions. Your response depends on your leverage and the offers received. With multiple offers, you can be firm. With a single offer in a slow market, you'll need to be more accommodating.