How to Read a Home Inspection Report in San Diego Without Panicking

A home inspection report lists what an inspector saw in the home on one day, and the easiest way to read it is to sort the findings into groups: safety, major systems and structure, repairs and routine maintenance. HUD says a typical single-family inspection takes two to three hours, and a typical fee range is $300 to $500, though costs vary by region, home size and age.

What an inspection covers

HUD's guidance says the inspector should meet any applicable state requirements and follow a recognized standard of practice and code of ethics, and that you can ask to see those standards ahead of time. If you want certain areas checked, tell the inspector before the inspection.

Before you hire anyone, HUD suggests asking about the scope of the inspection, experience with residential homes, how long it will take, what the fee is, what type of report you will get and how soon, whether you can attend and whether the inspector belongs to a professional association. It also notes that cost does not necessarily reflect quality and that HUD does not regulate inspection fees.

Attend if you can

HUD describes attending as a valuable educational opportunity, because you see the home through the inspector's eyes. You can ask what a finding means while you are standing in front of it, which is easier than decoding a line in a report later. Your agent can also take notes.

How I suggest sorting the findings

A report can run long, and most homes have a long list of items. The count matters less than what the items are. This is a way to sort them:

Group	What goes here	What to do
Safety	Anything that could hurt someone, such as electrical hazards, gas leaks or missing handrails	Ask for these to be fixed or priced before closing
Major systems and structure	Roof, foundation, drainage, plumbing, electrical panel, heating and cooling	Ask for a specialist to look, and get repair estimates
Repairs	Items that need fixing but are not urgent, such as a leaking faucet	Consider asking for a credit or repair
Maintenance and notes	Wear that comes with age, such as worn caulk or dirty filters	Keep in your own to-do list

Older homes will have more items than newer ones, and that alone is not a reason to walk away. What matters is whether the big items can be fixed at a price you accept.

Questions to ask about each major finding

1. Is this a safety issue, or a repair that can wait?
2. How old is the item, and how long does that type usually last?
3. Should a specialist look at it, such as a roofer, plumber or electrician?
4. What would repair or replacement cost, in writing?
5. Does the seller know about it? Check the seller disclosures.

If the inspector recommends a specialist, get that visit done while your inspection contingency is still active. My guide to home buying contingencies explains why timing matters.

Pest and other reports

A general home inspection is not the same as a pest inspection or a roof, sewer or foundation report. Pest inspections are done by separate companies, and you will receive that report separately. Ask your agent which reports apply to your purchase. Read each one the same way: what is urgent, what is major and what is routine.

What to do with your list

Once you have sorted the findings, talk with your agent about what to request. I explain how that conversation works in how to negotiate after a home inspection. If you are under a deadline, decide what you can live with, what you want fixed and whether any item changes your plan to buy.

What this guide cannot promise

I am a REALTOR, not a licensed inspector, contractor or attorney, so I cannot tell you whether a specific defect is serious. An inspection is a snapshot, and it cannot see inside walls or predict future failures. Use qualified specialists for anything that worries you.

My advice for San Diego buyers

1. Attend the inspection and bring a notebook.
2. Ask for a sample report before you hire the inspector.
3. Sort findings into safety, major, repair and maintenance groups.
4. Get specialist opinions while your contingency is active.
5. Decide your priorities before you talk about repair requests.

A note on advice

I am a REALTOR®, not a lender, attorney, tax professional or financial advisor, so this guide is general information. Your lender can tell you what you qualify for, and a CPA or attorney can answer tax and legal questions.

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Frequently asked questions

How long does a home inspection take?

HUD says a single inspector typically needs two to three hours for a typical single-family house, and a much shorter inspection may not be thorough.

How much does a home inspection cost?

HUD lists a typical range of $300 to $500, and notes that fees vary by region, home size, age and scope.

When will I get the report?

HUD says most inspectors deliver the full report within 24 hours. Ask for a sample so you can see whether you can understand it.

Should I attend the home inspection?

Yes if you can. HUD describes attending as a valuable educational opportunity, and an inspector who refuses should raise a red flag.

Does a long list of findings mean I should walk away?

Not by itself. Focus on safety items and major systems, then decide what you want fixed and what you can accept.

About the author

Trevor Landress is a San Diego REALTOR® with Coldwell Banker West (DRE# 02126901). He was born and raised in San Diego and has been licensed since 2021.

Trevor helps homeowners sell, guides first-time buyers through the home buying process and assists investors with their next acquisition. His work includes negotiating offers, analyzing market trends, building pricing strategies and running marketing campaigns for his listings.

He serves clients across San Diego County, from coastal communities like La Jolla, Del Mar and Carlsbad to neighborhoods inland.

Trevor is part of the Campbell Group, a three-generation real estate team, and he and the Campbell Group consistently rank as a top producing team at Coldwell Banker West each month. He writes these guides to help San Diego buyers and sellers navigate an ever-changing market. To talk through your plans, call or text (619) 402-4614 or contact Trevor Landress.

How I help San Diego home buyers

I help buyers sort out their budget, understand their loan options with a lender, search for homes, write and negotiate offers, keep track of inspection and contingency deadlines and stay organized through closing.

How I help San Diego home sellers

I help sellers price their home, prepare it for the market, market it to buyers, review and negotiate offers and manage the steps from an accepted offer to closing.

Rules and official pages

• HUD: Home inspection questions and guidance