Buying a home is a big step, and before you commit, you want to know what you’re actually getting. A good home inspection doesn’t just skim the surface. It takes a close look at the things that matter most. From the condition of the roof to what’s happening in the crawlspace, the goal is simple: make sure there are no surprises after you move in. And if you’re buying in a market like North County San Diego, where everything from coastal moisture to hillside settling can affect a home’s condition, thoroughness matters.
So, what does a quality inspection actually include? Let’s walk through it from the ground up.
Starting Below: Why the Foundation Deserves a Close Look
A home’s foundation isn’t something most buyers pay attention to at first glance—but it’s the literal and structural base of the entire property. During an inspection, we look for visible cracks, moisture intrusion, uneven floors, and signs of settling that might indicate larger issues.
This doesn’t mean every crack spells disaster. Many are common and cosmetic. But some hint at underlying movement or water drainage problems that could turn serious over time. Understanding the difference—and knowing when to follow up with a structural engineer—is part of a good inspector’s job.
Inside the Walls: Framing, Support, and Structural Integrity
Beyond the foundation, the framing and support systems of the home carry the weight of the structure. A thorough inspection checks for bowing walls, visible damage in attics or crawlspaces, and signs of rot or pest activity that could weaken load-bearing elements.
Especially in older homes, previous renovations may have altered key structural components. Sometimes, walls were removed or beams installed without proper support. A trained inspector knows what to look for and when to raise a flag.
The Roof: Protection Starts at the Top
In our region, sun exposure, seasonal rains, and coastal moisture all play a role in roof wear. During an inspection, we assess the condition of shingles or tiles, flashing around chimneys and vents, the drainage system, and any visible sagging or patching.
Even if a roof isn’t leaking now, we look for signs that it might soon—missing shingles, aging materials, or inadequate slope. Many buyers are surprised to learn that a roof near the end of its life doesn’t always need immediate replacement—but it should factor into budgeting and negotiation.
Plumbing and Water Systems: Quiet, Until Something Goes Wrong
When plumbing is working, it’s easy to overlook. But when it fails, the damage can be both fast and expensive. That’s why we check water pressure, look under sinks and around water heaters for leaks or corrosion, and note the materials used in visible piping.
In North County homes, hard water and older galvanized pipes can lead to early deterioration. We also check for drainage issues—like slow sinks or gurgling toilets—that might hint at clogs or deeper issues in the main sewer line.
Electrical Systems: Behind the Switches
Electrical problems aren’t always visible—but they’re critical. We inspect the main panel for safety issues like double-tapped breakers or outdated wiring. We test outlets and switches, confirm the presence of GFCI protection where required (like kitchens and bathrooms), and evaluate visible wiring where accessible.
Some older homes still have aluminum wiring or ungrounded outlets, both of which can pose safety hazards. Even newer homes sometimes show signs of DIY electrical work that doesn’t meet code. A good inspector helps you understand whether what’s found is a minor fix—or something more serious.
Heating and Cooling: Not Just About Comfort
While San Diego’s mild climate keeps extreme temperatures at bay, HVAC systems still play a key role in comfort and air quality. We run the system to test heating and cooling functionality, inspect filters and ductwork, and assess whether the unit seems properly maintained.
Buyers are often surprised to learn that some HVAC issues aren’t dangerous—but they do suggest future costs. For instance, a unit that’s functional but 20 years old should be on your radar for replacement planning.
Insulation and Ventilation: The Hidden Factors Behind Efficiency
Attic and crawlspace insulation might not be glamorous, but it plays a big role in energy efficiency. We look at the amount and condition of insulation where accessible, and we also check for proper ventilation to avoid moisture buildup, especially in older homes.
Inadequate ventilation can lead to mold, wood rot, or high energy bills—not things most buyers expect, but issues that make a big difference over time.
Interior and Exterior Surfaces: What’s Cosmetic and What’s Not
Part of our job is distinguishing between cosmetic blemishes and red flags. We note cracks in walls, windows that don’t open properly, or uneven flooring that might point to settling or foundation issues.
Outside, we look at siding, stucco, decks, walkways, and grading around the home. Poor grading can direct water toward the foundation. Wood rot around windows or eaves may indicate ongoing moisture exposure. In coastal or hillside neighborhoods, exterior wear and drainage problems are common but manageable—if caught early.
Garages, Additions, and Outbuildings: Included, but Not Always Simple
Garage inspections include everything from the condition of the door and opener to electrical outlets, ventilation, and structure. If the property includes a shed, studio, or guest house, we inspect it as well (when included in the scope of the agreement).
It’s also worth checking whether additions or outbuildings were permitted properly. Unpermitted work is surprisingly common and may affect insurability or resale value.
Knowing What’s Not Included
A quality home inspection is thorough—but it’s not limitless. We don’t move furniture, open walls, or test for environmental hazards like radon or mold (those require specialty inspections). We also don’t inspect pools, septic systems, or wells unless specifically arranged.
But if something looks off—say, a stained ceiling or unusual smell—we’ll point it out and let you know if a deeper evaluation is needed. We’re not just report writers—we’re problem spotters.
Why It All Adds Up
A great inspection isn’t just about what we find—it’s about how we help you understand it. At Stellar Property Inspections, we don’t just hand over a report. We walk you through what’s going on, what’s normal, and what might need attention now or later. Our job is to reduce uncertainty and help you feel confident about what comes next.
Whether you’re buying, selling, or just want a check-up on your home’s condition, our inspections cover every major system and structure—from foundation to roof. Because knowing what’s really going on behind the walls? That’s how you protect your investment.