What to inspect, what it costs, what inspectors typically find, and how to use the results to negotiate or walk away.
A standard home inspection in Simi Valley takes 2 to 4 hours and costs $400 to $700. For any home over 30 years old, add a sewer line camera inspection ($150 to $300) and budget for an electrical or structural specialist on hillside or older homes. The goal is not to find zero problems. Every house has issues. The goal is to know what you are buying.
In Simi Valley, a complete inspection typically includes:
For most Simi Valley transactions, buyers spend $700 to $1,500 total on inspections. It is the highest-leverage money in the whole transaction.
After inspections, you have three response options:
Buyers who submit 25-item repair lists typically frustrate sellers and do not get what they want. A focused ask of 3 to 7 meaningful items usually gets a better response.
A standard general home inspection runs $400 to $700. Add specialists (sewer, structural, roof) and total inspection cost is typically $700 to $1,500.
Two to four hours for the on-site visit. Reports are typically delivered within 24 to 48 hours.
Yes, ideally for at least the last 30 minutes. The inspector walks you through major findings in person, which is far more useful than reading the report.
You can, but it is high-risk. In competitive markets, some buyers waive to make their offer more attractive. Even when waiving the contingency, get an inspection for your own knowledge.
A sewer line camera sends a small video camera through the home's sewer line to check for cracks, root intrusion, or collapse. Essential for any home over 30 years old since cast-iron or clay lines fail predictably.
Yes. Most lenders require a termite report. The inspection identifies active infestation, prior damage, and conditions favorable to wood-destroying organisms.
You have options: ask for repairs, ask for a credit, or walk away if the issues are serious enough. Your agent helps prioritize what to ask for.
Yes, and it is often a good idea. A pre-listing inspection lets you address issues before buyer inspections, set accurate pricing, and avoid surprise renegotiations.
Look for inspectors with InterNACHI or ASHI certification, several years of local experience, and the ability to inspect specialized items (pools, fireplaces, sewer lines). I can recommend several local inspectors.
Things behind walls, in closed cavities, or requiring destructive testing. Mold and asbestos require specialty testing. Underground systems require specialized equipment.
I work with several Simi Valley inspectors who handle different home types and price points. Happy to recommend.
Talk to Brian