California Home Inspection Requirements: What Buyers Need to Know

California doesn't require a home inspection by law — but that doesn't mean you should skip one. Here's what the law says and what smart buyers do.

One of the most common questions first-time California homebuyers ask: is a home inspection required? The short answer is no — California law does not mandate that buyers get a home inspection before purchasing a property. But the longer answer is more nuanced.

What California Law Actually Requires

While buyers aren't required to get an inspection, California law does require several things that make inspections practically essential:

• Seller disclosure is mandatory. Under Civil Code §1102, sellers must provide a Transfer Disclosure Statement (TDS) disclosing known defects. But sellers only disclose what they know — or claim to know.
• Agent inspection is mandatory. Under Civil Code §2079, real estate agents must conduct a reasonably competent visual inspection of accessible areas. But this is limited to what's visible — no crawlspaces, no roofs, no attics.
• The buyer has the right to inspect. Standard California purchase contracts include an inspection contingency giving buyers the right to conduct inspections at their own expense during the contingency period.

The gap between what the seller discloses and what an agent can see is enormous. That gap is exactly what a professional home inspection fills.

What California Home Inspectors Must Cover

Home inspections in California are governed by the Business and Professions Code §7195-7199. California inspectors must follow Standards of Practice set by their certifying organization (typically InterNACHI or ASHI). A standard inspection must include:

• Structural components (foundation, framing, floors, walls, ceilings, roof structure)
• Exterior surfaces and components (siding, trim, drainage)
• Roofing (covering materials, drainage, flashing, skylights)
• Plumbing (supply lines, drain lines, water heater, fixtures)
• Electrical (service entrance, panels, branch circuits, outlets)
• Heating and cooling systems
• Interior components (walls, ceilings, floors, doors, windows, stairs)
• Insulation and ventilation
• Fireplaces and chimneys

Inspections You Should Consider Beyond the Standard

Waiving the Inspection: Don't

In competitive California markets — especially the Bay Area, Los Angeles, and San Diego — buyers sometimes waive the inspection contingency to make their offer more attractive. This is one of the riskiest decisions you can make as a buyer. Without an inspection, you're relying entirely on the seller's disclosure, the agent's limited visual check, and your own untrained eye.

If you feel pressured to waive, consider a compromise: shorten the contingency period to 7-10 days instead of the standard 17, or offer to do a "pre-inspection" before making an offer (some sellers allow this). Waiving entirely should be an absolute last resort, and only for homes in clearly excellent condition.