San Bruno Home Inspection Checklist: How to Prepare

Buying or selling in San Bruno and wondering what an inspector will find? You are not alone. Between mid‑century homes, hillside lots, and coastal fog, inspections here surface a familiar set of issues that can feel overwhelming at first glance. In this guide, you will learn what inspections cover, the most common local findings, how to prepare, timelines, how to choose inspectors, and smart ways to negotiate. Let’s dive in.

San Bruno inspection types

General home inspection

A general home inspection is your big‑picture check of the roof, structure, HVAC, plumbing, electrical, interior, and ventilation. It is non‑invasive, so inspectors evaluate visible and accessible areas and flag items that warrant deeper review. You should plan to attend, ask questions, and see issues first‑hand.

To gauge quality and scope, ask about standards and training. Many buyers look for inspectors who follow recognized guidelines, such as the inspector standards from the American Society of Home Inspectors or resources from InterNACHI.

Specialist inspections to consider

Depending on age, condition, or red flags, your general inspector may recommend specialists.

• Structural or engineering evaluation: Foundations, slope movement, significant cracking, soft‑story conditions.
• Wood‑destroying pest (termite/WDO): Evidence of termites, beetles, and wood decay. Lenders often expect a clearance letter.
• Sewer lateral scope: Video camera review of the private sewer line to the street. Older clay or cast‑iron lines can have roots, offsets, or breaks.
• Roof and chimney: Remaining roof life, flashing, gutters, and chimney condition.
• HVAC, electrical, plumbing specialties: Deep dives on furnace or AC performance, panel capacity and wiring type, and plumbing materials.
• Mold and moisture: Visual checks and sampling if moisture intrusion is suspected.
• Asbestos and lead paint testing: Recommended in pre‑1978 homes, especially before remodeling. See the EPA Renovation, Repair and Painting Program for safe work rules.
• Radon testing: Less common on the Peninsula, but available if requested.
• Solar and battery systems: Condition, permits, and interconnection documentation.

Common findings in San Bruno homes

Foundation and seismic items

San Bruno’s earthquake risk means inspectors often note unbolted sill plates, unbraced cripple walls, or soft‑story conditions in multi‑unit or remodeled properties. On hillside lots, you might see differential settlement or retaining wall concerns. Significant findings usually trigger a structural engineer review.

Roof and attic concerns

Age‑related shingle wear, flashing failures, and clogged gutters are common. Attics may show inadequate ventilation or insulation, or signs of moisture penetration. Marine air and frequent fog can shorten roof life compared to drier inland areas.

Moisture and wood decay

Expect attention to crawlspace moisture, wood‑to‑soil contact, and leaks at hose bibs or downspouts. Termite activity or visible rot appears in some older or damp areas. Addressing drainage and ventilation helps reduce future issues.

Plumbing and sewer lateral

Older galvanized supply lines and cast‑iron or clay sewer laterals can corrode, clog, or shift. Sewer scopes frequently catch root intrusion or broken sections before they become emergency repairs. Water heaters are often flagged for age, venting, or seismic straps.

Electrical systems

Findings may include older panels without adequate capacity, double‑tapped breakers, or lack of grounding. In very old homes, inspectors watch for outdated wiring types. If capacity is tight for modern loads or EV charging, expect a recommendation for an electrician.

HVAC and fuel systems

Aging furnaces, improper venting, or gas leaks can come up. Inspectors also check for proper combustion air and secure water heater strapping, a standard California safety expectation.

Exterior and drainage

Poor grading and downspout discharge near the foundation are common triggers for moisture intrusion. On slopes, retaining wall condition and site drainage matter. Simple fixes like extensions and swales can make a big difference.

Environmental materials

In pre‑1978 homes, lead‑based paint and older materials that may contain asbestos are possible. Testing and remediation should be handled by qualified specialists following established protocols.

Solar documentation

Missing permits or unclear ownership and lease paperwork for solar arrays can stall lending. Gather documentation early to avoid delays.

How to prepare for inspection

Seller prep checklist

• Ensure access to the attic, crawlspace, garage, and closets. Clear around the water heater, furnace, electrical panel, and any locked utility areas.
• Turn on and test utilities so systems can be operated. Replace burned‑out bulbs and change HVAC filters.
• Provide records: permits, service logs, prior termite reports, solar agreements, and repair invoices.
• Tackle small safety items like loose handrails or trip hazards. Consider a pre‑listing inspection to reduce surprises and speed escrow.

Buyer prep checklist

• Hire a qualified inspector early in your contingency. Ask for sample reports and insurance, and confirm experience with Peninsula homes.
• Plan to attend the inspection. Bring a flashlight, camera, and notepad.
• Order specialist inspections as indicated: sewer scope, WDO, roof, HVAC, chimney, structural, and environmental testing if warranted.
• Request seller records before the inspection so your inspector can review them in context.

Shared access tips

• Unlock gates and panels. Secure or remove pets.
• Point out any known leaks, odors, or past repairs so the inspector can investigate efficiently.

Process and timeline

A typical single‑family inspection takes about 2 to 3 hours, depending on size and condition. Larger or complex homes can take longer, especially if multiple systems or outbuildings are involved. Most inspectors deliver a photo‑rich report within 24 to 72 hours.

Buyers should attend to ask clarifying questions. Expect recommendations for specialists if major concerns appear. Review the report with your agent and decide what to prioritize.

Use results to negotiate

Prioritize health and safety

Focus requests on items that affect safety, structure, roof integrity, major plumbing or electrical function, and active leaks. Cosmetic issues carry less weight than system‑level problems.

Repair or credit options

• Seller completes repairs before closing. This gives you a fixed result and documentation, but timing and permits matter.
• Seller credit or price reduction. You manage repairs after closing and choose contractors.
• Escrow holdback. Limited use, requires lender and escrow approval.
• As‑is with full disclosure. Common in competitive situations, but be clear on risks before waiving contingencies.

When to involve pros

Bring in a structural engineer for foundation or soft‑story items. Use a licensed pest control operator for termite clearance. For hazardous materials, hire qualified remediation specialists. You can verify contractor licenses through the California Contractors State License Board.

Timing and documentation

Use your inspection contingency window to request repairs, credits, or to cancel per contract terms. Put agreements in writing and attach to escrow instructions. Collect receipts, permits, and warranties for any completed work before closing. For California disclosure context, review the California Association of Realtors disclosure resources.

Choose the right inspectors

Look for inspectors with recognized training and reporting standards. Ask how long they have worked in San Bruno and San Mateo County, whether you can attend, and when you will receive the report. Review a sample report for clarity and photos.

• Standards and education: Start with ASHI resources from the American Society of Home Inspectors and inspector guidance from InterNACHI.
• Licensing checks: Confirm contractors and specialists through the California Contractors State License Board.
• Seismic awareness: For retrofit planning, see FEMA seismic retrofit guidance and homeowner information from the California Earthquake Authority.
• Lead-safe practices: If you plan renovations in a pre‑1978 home, learn about the EPA Renovation, Repair and Painting Program.

Next steps

A clear plan, the right inspectors, and good documentation turn an inspection from stressful to strategic. Whether you are buying your first Peninsula condo or preparing a hillside single‑family home for market, local guidance makes a difference. If you want help scheduling inspections, reviewing reports, or deciding what to fix versus credit, reach out to Fadi Shamieh. Our team offers warm, responsive support and bilingual service in English and Arabic.

FAQs

What does a San Bruno home inspection include?

• A general inspection reviews roof, structure, HVAC, plumbing, electrical, interior, and ventilation, then flags items that need specialist evaluation.

How long do home inspections take in San Bruno?

• Most single‑family inspections take about 2 to 3 hours, with reports typically delivered within 24 to 72 hours depending on complexity.

Who pays for termite and sewer scope inspections?

• Buyers usually pay for the general inspection and any specialist inspections they order, including termite and sewer scope; sellers may choose pre‑listing reports at their own expense.

Should San Bruno sellers get a pre‑listing inspection?

• Pre‑listing inspections can surface major issues early, letting you repair, disclose, or price accordingly, which often reduces renegotiation and speeds escrow.

Can California buyers cancel after inspection findings?

• Within the inspection contingency period, buyers can request repairs or credits, or cancel under the purchase contract terms in consultation with their agent.

Do I need radon testing on the Peninsula?

• Radon risk is generally lower in many parts of California, but testing is available if requested or if you want added peace of mind.

Are water heater straps required in California homes?

• Inspectors often flag missing or loose seismic bracing; local building practices expect water heater strapping to improve safety during earthquakes.