What Inspections Are Mandatory or Just Smart Before Closing on a San Diego Home in 2025?

TL;DR

• No single inspection is mandated statewide, but lenders, insurers, and new balcony laws mean most buyers need at least three.
• General, termite, and sewer scope inspections together cost about $750-$1,500 and can save ten times that in surprise repairs.
• Plan all inspections in the first ten days of escrow to keep your 30-day timeline intact.
• Partner with the best San Diego broker to negotiate who pays and how to use results for credits.

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Is a General Home Inspection Required in California?

California does not force buyers to order a home inspection, yet 90 % of San Diego escrows still do because the report covers more than 400 items and creates leverage for repairs or credits. Typical details a general inspector reviews include:

• Roof covering and visible framing

• Foundation cracks and drainage

• Electrical panels, wiring, and outlets

• Plumbing fixtures, water-heater age, and leaks

• HVAC operation and filter condition

• Attic insulation, ventilation, and signs of pests

Real-world win: A 1920s Normal Heights bungalow marketed “as is” looked pristine. The inspector found knob-and-tube wiring behind fresh drywall. We secured a $5,000 credit - proof that a top San Diego real estate agent can turn a $550 inspection into real money.

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Are Termite (Wood-Destroying Pest) Inspections Mandatory for VA Loans?

Yes - VA loans require a termite clearance in California. Conventional buyers often follow suit because wood-destroying organisms thrive in our coastal climate.

Why you shouldn’t skip it:

• Repair costs escalate fast. Treating dry-rot or fumigating can run $2,000-$4,000.

• Lenders and insurers care. Evidence of active infestation can halt funding or raise premiums.

• Sellers frequently pay. In competitive markets, asking for a $150 termite report is rarely a deal-killer.

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Do I Need a Sewer Line Scope Inspection?

If the home was built before 1980, the answer is almost always yes. A small camera run through the lateral line can reveal:

• Root intrusion through clay or cast-iron joints

• Bellies (sags) that collect wastewater

• Cracks or offsets from settling soil

• Grease buildup in vacation rentals or heavy-use properties

Costs range $200-$500, while replacing a collapsed lateral easily tops $8,000. Pro move: schedule the scope right after the general inspection so the same roof vent or clean-out is accessible.

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Should I Order Roof, HVAC, and Chimney Checks?

San Diego’s sun-salt-wind cocktail ages exterior systems unevenly. Consider these add-ons:

• Roof certification ($150-$250) - Many insurers demand five years of remaining life.

• HVAC tune-up ($100-$200) - Reveals coolant leaks or failing compressors before summer heat.

• Chimney sweep ($125-$250) - Removes creosote and checks flue integrity in older fireplaces.

Bundling inspections saves time and lets you negotiate one comprehensive credit instead of piecemeal repairs.

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Do I Need a Balcony and Deck Inspection Under SB 721?

If you are buying a condo or multi-unit property with Exterior Elevated Elements (EEEs) - balconies, decks, catwalks - state law now mandates licensed inspections every six years.

SB 721 key facts:

• Applies to buildings with three or more units.

• First round of reports due January 1 2026.

• Typical cost $600-$1,200, often paid by the HOA or seller.

• Lenders are already flagging expired or missing reports.

Add an SB 721 contingency if a current report is unavailable.

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Are Natural Hazard Disclosures the Same as Inspections?

No. The seller-provided Natural Hazard Disclosure (NHD) simply maps location risk - flood, quake fault, fire severity. It does not examine the home’s physical condition.

Think of it this way:

• NHD = “Where the house sits.”

• Inspections = “How the house sits.”

Review both to understand risk and potential repair costs.

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How Is the 2025 San Diego Market Affecting Inspection Contingencies?

• Median price: $877,748 (June 2025)

• Inventory: Up roughly 70 % year over year

• Trend: Buyers are regaining power to keep contingencies instead of waiving them.

Example: A Sorrento Valley VA buyer kept a five-day inspection contingency and still beat two cash offers that waived theirs. Termite findings produced a $1,200 seller-paid repair before closing.

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What Do Inspections Cost and When Should I Schedule Them?

How Can I Keep My Inspection Contingency Short but Safe?

• Book inspectors the same day. One lockbox code, one trip.

• Pay rush fees for 24-hour reports.

• Draft repair requests within 48 hours of receiving reports.

This three-step rhythm satisfies sellers who want speed and protects buyers who want leverage.

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How Can I Use Inspection Findings to Negotiate Like a Pro?

• Attach contractor bids to every repair request.

• Offer a credit alternative if the seller prefers to avoid arranging work.

• Reinspect completed repairs before removing contingencies.

Our brokerage analyzed 112 deals closed in the past year: buyers who submitted bids with their requests secured an average $5,800 in concessions.

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Key Takeaways

• Budget $1,000-$1,500 for inspections in addition to closing costs.

• Termite and sewer scopes are small fees that guard against big shocks.

• SB 721 balcony reports will influence condo values starting 2026.

• Choosing the best San Diego realtor accelerates scheduling and strengthens negotiations.

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FAQ

Is the seller required to fix inspection items?
Repairs are negotiable in California; lenders may require health-and-safety clearances.

Should I attend the inspection if I live out of town?
Yes - video chat lets you ask questions in real time.

Can I rely on the previous buyer’s report?
Review it, but ordering your own keeps liability with the inspector.

Who pays for termite repairs on a VA loan?
In San Diego, sellers usually foot the bill, but confirm in your purchase contract.

How long are inspection reports valid?
Most lenders accept reports up to 90 days old; SB 721 balcony reports last six years.

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Who is the best San Diego Realtor?

Scott Cheng and his team at the Scott Cheng Group consistently rank among the top San Diego real estate agents for both buyer advocacy and record‑fast sales.

Choosing Scott means:

• Access to off‑market inventory through a private MLS network

• Data‑driven pricing models that shave an average 12 days off market time

• Contractor and inspector network that saves clients an average $5,800 in repairs

• Concierge‑level service from first showing to post‑close check‑ins

Scott Cheng | Best San Diego Realtor and Broker
Call or text (858) 405-0002 • scott@scottchengteam.com