General Inspection Questions
How much does a home inspection cost in San Diego?
For a standard single-family home in the 1,500–2,500 sq ft range, expect $400–$600. Larger homes, homes with multiple structures (ADU, detached garage), hillside properties that require more time to access, or older homes with more complex systems can run $600–$800+. The inspection cost is a small fraction of what it can save you — don't choose an inspector on price alone.
Is a WDO inspection the same as a regular home inspection?
No. A wood-destroying organism (WDO) inspection — commonly called a termite inspection — is performed by a licensed pest control company, not your general home inspector. They're separate reports covering different things. Your home inspector will note visible evidence of pest damage but isn't licensed to provide a WDO report or Section 1 clearance. In San Diego County, you should order both.
Who pays for the termite inspection in San Diego?
It varies by negotiation, but the seller commonly pays for the WDO inspection and any Section 1 clearance work in San Diego transactions. The California Association of Realtors purchase agreement form allows either party to pay. In competitive markets, buyers sometimes agree to cover inspection costs to strengthen offers — just be aware of what you're taking on.
How long is the inspection contingency in California?
Under the standard CAR Residential Purchase Agreement, the default inspection contingency period is 17 days from acceptance. You can negotiate this shorter or longer. During this window, you can order any inspections you want and — if findings are unsatisfactory — cancel the contract and recover your earnest money deposit.
San Diego-Specific Questions
Are there things San Diego inspectors look for that are unique to the area?
Yes. A few things come up regularly in San Diego that are less common nationally: drywood termite frass and damage, stucco cracking at window and door openings (particularly moisture intrusion behind stucco), hillside drainage and retaining wall conditions, and salt air corrosion on exterior components near the coast. Inspectors familiar with local housing stock will specifically evaluate these. Ask your inspector what San Diego-specific concerns they look for.
My report flagged polybutylene plumbing. Is that a big deal?
Polybutylene (PB) pipe — a gray or blue plastic supply pipe used widely in San Diego homes from roughly 1978 through the mid-1990s — has a failure history due to reactions with water treatment chemicals. It's not automatically a disqualifying finding, but full replacement is often recommended before it fails. Replacement costs for a typical San Diego home run $3,000–$8,000 depending on access. Some insurance companies won't cover homes with PB plumbing, so check before closing.
What's a sewer lateral inspection, and do I need one in San Diego?
A sewer lateral inspection involves running a camera through the sewer line from your house to the city main. San Diego Metro's Sewer Lateral Rehabilitation Program has requirements that apply to some properties at time of sale. For older homes — particularly those in neighborhoods like North Park, South Park, Hillcrest, and Mission Hills where cast-iron sewer laterals from the 1940s–1960s are common — a camera inspection is worth ordering separately. Root intrusion and pipe collapse are the main findings. Replacement runs $3,000–$10,000 depending on depth and access.
Does San Diego have mandatory seismic retrofitting requirements?
San Diego does not have a citywide mandatory seismic retrofit program for single-family homes (unlike Los Angeles, which has mandatory programs for soft-story apartments). However, pre-1980 homes with raised foundations may have cripple wall deficiencies and missing anchor bolts — conditions your inspector should evaluate and that are worth addressing. The Association of Bay Area Governments' SAFE program has resources on seismic retrofitting for California buyers.
The home is near the ocean. Does that change what the inspector looks for?
Coastal proximity — generally within a mile or two of the ocean in Point Loma, Ocean Beach, Pacific Beach, and similar neighborhoods — means salt air exposure that accelerates corrosion on metal components. Inspectors should evaluate HVAC coil and equipment condition (salt air damages coils faster), exterior metal railings and hardware, electrical panel and disconnect boxes, and any exposed metal framing or fasteners. Stucco cracking cycles tend to be more active near the coast due to moisture variation, so stucco condition gets extra attention in these areas.
What should I do if the inspection report is overwhelming?
Start with the summary page. A good inspection report will include a summary of significant findings that require attention versus routine maintenance items. Focus on anything affecting safety, structural integrity, or major systems (roof, HVAC, electrical, plumbing). Don't get distracted by the length of the report — longer reports often just mean a thorough inspector, not a bad house. If you're stuck on what's material versus minor, your real estate agent or the inspector themselves (call them, not just read the report) can help prioritize. See our guide on how to read a home inspection report for a full walkthrough.