San Diego Real Estate: Home Inspection 101 for First-Time Buyers
Buying your first home in San Diego is an exciting milestone, but it comes with important responsibilities like scheduling a home inspection. While not legally required, a professional inspection can protect you from expensive surprises hidden behind fresh paint and staging.
In our coastal climate, issues like moisture intrusion, termite damage, and aging infrastructure are common. Knowing what to expect and how to navigate the process will empower you to make smart, informed decisions. This article covers the essentials of San Diego home inspections so you can move forward with confidence.
Why Home Inspections Matter—Especially in San Diego
In San Diego, a home inspection is your first line of defense against structural and system-related problems that could impact your investment. Local conditions, such as salty coastal air, hillside lots, and older homes with aging pipes or foundations, often result in hidden damage not easily visible to buyers.
An inspection provides a comprehensive report on the property's condition, giving you leverage to renegotiate or request repairs before buying the property. According to the National Association of Realtors’ May 2025 Realtor® Confidence Index, 25% of buyers waived the inspection contingency, meaning roughly 75% included it in their offer. The NAR reports also show that home inspection issues are a common reason for contract terminations, contributing to about 5% of deals falling through. Common deal-breakers include roof deterioration, foundation issues, and outdated electrical systems. Skipping this step could lead to tens of thousands in post-close expenses. A detailed inspection gives you the clarity you need to move forward—or reconsider.
What to Expect from a Home Inspection
Home inspections in San Diego typically last 2–4 hours and follow a detailed checklist covering the home’s structure and systems. Inspectors evaluate the roof, foundation, HVAC, electrical wiring, plumbing, attic insulation, ventilation, and more. While they won’t open walls and typically don’t test for asbestos or mold, they will look for water damage, pest activity, or code violations.
If you're buying in neighborhoods like North Park, South Park, or La Mesa, where many homes were built before the 1950s, expect extra scrutiny for knob-and-tube wiring, galvanized pipes, and aging sewer lines. The inspector typically issues a written report within 24 to 72 hours, outlining both major hazards and minor maintenance concerns. It’s not a pass-or-fail test: It’s a tool to help you make an informed decision. Attend the inspection if possible so you can see any concerns firsthand and ask questions.
Costs, Timing, and Local Considerations in San Diego
In 2025, the average home inspection in San Diego costs between $350 and $800, depending on the property's size, age, and complexity. Larger, luxury, or historic homes typically run higher. Additional specialized inspections are commonly recommended in our region: Mold inspections range from $300 to $500, sewer line scopes typically cost $200 to $500, and termite inspections average somewhere around $100, though sellers sometimes cover this cost.
Buyers should aim to schedule their general inspection within 1 to 3 days of entering escrow, as most contingency periods span 7 to 10 days. Given San Diego’s unique mix of mid-century properties, hillside construction, and beach-adjacent homes, local issues like soil shifting and moisture intrusion can be critical to catch early. Home inspectors often book out quickly in a competitive market, so don’t delay. Planning ahead allows enough time for thorough review, follow-up inspections, and contractor bids if repairs are needed. Being proactive can help you avoid surprises and protect your investment.
How to Choose the Right Inspector and Use the Report Strategically
Choosing the right home inspector is just as important as the inspection itself. In San Diego County, it’s wise to work with inspectors certified by trusted organizations like the California Real Estate Inspection Association, American Society of Home Inspectors, or InterNACHI. These certifications require ongoing education, adherence to a strict code of ethics, and proven knowledge of building systems—ensuring your inspector meets industry standards.
Inspectors with local experience are especially valuable, as they can spot region-specific risks like shifting foundations in hillside homes or moisture damage in coastal areas. Once the inspection is complete, review the report with your real estate agent to separate serious issues, such as active leaks, foundation cracks, or outdated wiring. If major problems are discovered, you may consider negotiating repairs, requesting credits, bringing in a specialist, or walking away if the risk is too great. The goal isn’t to find a perfect home, it’s to understand what you’re buying and make a confident, informed decision.
Conclusion
A home inspection is one of the most important steps first-time buyers can take when purchasing a property in San Diego. From uncovering hidden issues to offering peace of mind, the process gives you powerful insight before committing to a large financial decision. By understanding local inspection norms, costs, and what to expect, you’re better prepared to protect your investment.
Work closely with your agent and trusted professionals to ensure your future home is safe, sound, and worth every penny. Are you ready to start your San Diego home journey? Schedule your consultation today and let’s make smart moves together.
Melina Rissone, Associated Real Estate Broker Coldwell Banker Global Luxury, Certified Senior Advisor (CSA) and Real Estate Collaboration Specialist – Divorce (RCS-D) in San Diego. I help people going through divorce in San Diego figure out what to do with the house—whether you're ready to sell now or just need a neutral opinion. I help seniors looking to retire in San Diego figure out what to do with the house—whether you're ready to sell now or just need a neutral opinion. DRE 01498140
Melina Rissone
Having sold properties for more than 20 years and earning various prestigious awards throughout the course of her career, Melina Rissone has more than earned her reputation as one of San Diego's most skilled and trustworthy real estate brokers selling homes and luxury condominiums. Her loyal clientele would share that Melina brings structure and planning to chaos. She specializes in supporting her clients and their referrals; families and individuals going through divorce and seniors and active adults planning their moves and financial decisions during their retirement years.
Coldwell Banker Global Luxury and Institute of Luxury Home Marketing certified.
Certified Senior Advisor by the Society of Certified Senior Advisors
Cartus Network Inventory Specialist and Cartus Network Marketing Specialist since 2015.
RCS-D Designation, a Real Estate Collaboration Specialist for Divorce.
SRES Certification through NAR is a Seniors Real Estate Specialist certification.
Melina is bilingual in English and German.
Recognized as the Top 4% of all real estate brokers in San Diego County in 2021 and the Top 3% of Coldwell Banker International.
Coldwell Banker Presidents Elite Award.
Recognize as the Top 2% of Coldwell Banker West in 2024.
Coldwell Banker Global Luxury and Institute of Luxury Home Marketing Certified.
Melina is an incredibly resourceful realtor! She took the time to truly listen and helped me clarify my needs and priorities. Her deep knowledge of the industry and genuine passion for helping others really stood out. She was respectful of my budget and timeline, staying in touch in a way that was supportive but never intrusive. I’m so grateful to have had her on my side!
-Pilar B.
