Inspection day is your best chance to truly learn the house. Show up prepared, follow the inspector, and ask questions — what you observe in person often matters more than the written summary you read later.
What to bring
- A phone or notepad for photos and notes.
- Comfortable shoes and clothes you can move in.
- A flashlight (or use your phone).
- Your list of specific concerns from the showing.
- Your agent, who can help interpret findings.
Your inspection-day walkthrough
- Start outside: roof, gutters, siding, grading, and drainage.
- Foundation and exterior walls for cracks or movement.
- Walk every room: outlets, windows, doors, floors, ceilings.
- Kitchen and baths: run water, check under sinks for leaks.
- Mechanicals: HVAC, water heater, electrical panel age and condition.
- Attic and crawlspace: insulation, ventilation, moisture, pests.
- Ask the inspector to rank the most important findings before you leave.
What to watch and listen for
- Stains or musty smells that suggest moisture or mold.
- Sloping floors or sticking doors that can hint at structural movement.
- Older systems near the end of their service life.
- DIY or unpermitted work.
This is general information, not legal, tax, or financial advice — consult a licensed professional for your situation.
Questions to ask the inspector
- Which items are safety issues vs maintenance?
- What would you fix first, and roughly what does it cost?
- Are any systems near end of life?
- Do you recommend any specialty inspections?
After the walk-through
Combine your notes with the written report to plan your negotiation. For older Simi Valley homes, ask whether sewer, roof, or foundation deserve a closer look. Where a number varies, confirm current figures for your transaction.
Turning observations into action
Use what you saw on inspection day to shape your negotiation and your post-purchase maintenance plan. The notes you take in person are just as valuable as the written report.
Frequently Asked Questions
How long does a home inspection take?
Usually two to three hours for a typical single-family home, longer for larger or older properties.
Should I attend the inspection?
Yes — attending lets you see issues firsthand and ask the inspector questions in real time.
What should I bring?
Notes or a phone, comfortable clothes, a flashlight, your list of concerns, and your agent.
Will the inspector check everything?
General inspectors cover major systems and visible conditions but may recommend specialists for sewer, roof, pool, or foundation.
Can the inspection reveal deal-breakers?
Yes — major structural, foundation, or systemic issues can justify renegotiation or cancellation within your contingency.
Does the inspector give cost estimates?
Many will give rough ranges, but get contractor estimates for major items before negotiating.
