The physical inspection contingency is your single greatest safeguard when buying real estate in California. In competitive Southern California markets, having a seasoned Realtor® by your side to interpret 40-page inspection reports, distinguish cosmetic flaws from structural liabilities, and negotiate aggressive seller repair credits is essential.
1. Comprehensive General Physical Inspection
A certified home inspector examines the home's foundational integrity, roof shingle life expectancy, HVAC condenser and furnace operation, plumbing water pressure, and electrical sub-panels. In homes built between 1960 and 1985, we pay special attention to obsolete electrical panels (such as Zinsco or Federal Pacific Electric) that present fire hazard risks.
2. Mainline Sewer Lateral Camera Scope
Standard home inspections do not look underground. A sewer camera scope runs a fiber-optic video line from the house cleanout out to the city sewer main in the street, checking for tree root intrusions, bellies, offset joints, and collapsed vitrified clay pipes that can cost $8,000–$25,000+ to replace.
3. Termite & Wood-Destroying Organism (WDO) Report
Licensed structural pest control operators evaluate the structure for subterranean termites, drywood termites, and fungal dry rot. In California real estate, negotiating seller completion of Section 1 active infestation clearance before the close of escrow is standard practice.
4. Negotiating Repair Credits via C.A.R. Form RR
Rather than asking a seller to perform rushed contractor repairs during escrow, Carol Anderson strategically structures the Request for Repair (C.A.R. Form RR) to seek direct closing cost credits or purchase price reductions, putting cash in your pocket at closing to hire your own trusted licensed contractors.
Frequently Asked Questions
Can I cancel escrow and get my deposit back during the inspection period?
Yes! If inspections uncover unpermitted work or major structural defects that the seller refuses to rectify or credit, the buyer can cancel the purchase contract within their contingency window and receive a 100% full refund of their earnest money deposit.
Should I attend the physical home inspection?
Absolutely. Carol Anderson attends every inspection alongside her buyers, joining the inspector for the final walkthrough to learn where water/gas shutoff valves are located and review findings in real time.
Want Expert Due Diligence on Your Next Home?
Work with 30-year RE/MAX Hall of Fame Realtor Carol Anderson to ensure your purchase is thoroughly investigated and your equity protected.
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