Selling a home
The Home Inspection When You're Selling a House in the Sacramento Region
What buyers' inspectors look for, whether to inspect before you list, termite reports, and how repair requests and credits work.
Should you get a home inspection before you list?
A pre-listing inspection is one you order before your home goes on the market. It has real benefits:
- You learn about problems while you still have time to fix them, get bids or price around them.
- Buyers can see the report up front, which can reduce surprises in escrow.
- Repair negotiations may be smaller, because buyers already knew what they were buying.
There are trade-offs. It costs money up front. And once you know about a problem, you generally have to disclose it, even if you don't fix it. That's not a reason to avoid knowing. It's a reason to decide ahead of time what you'll do with what you learn.
A pre-listing inspection makes most sense for older homes, homes that have been vacant, inherited homes where nobody knows the history, and homes where an out-of-town owner can't be on site often.
What do buyers' home inspectors look for?
A general home inspector looks at the visible, accessible parts of the home. That usually includes:
- The roof, gutters and drainage.
- The foundation, crawlspace and signs of moisture.
- Plumbing, including leaks, water pressure and the water heater.
- Electrical panels, outlets and older wiring.
- Heating and air conditioning.
- Windows, doors, attic ventilation and insulation.
Inspectors often recommend a specialist when they see something outside their scope. Common follow-ups are a roofer, a sewer line camera, a chimney inspection, a pest inspection or a structural engineer.
What is a termite report, and what do Section 1 and Section 2 mean?
In California, a wood destroying pests and organisms inspection is done by a company licensed through the Structural Pest Control Board. People call it a termite report, but it also covers fungus, dry rot and conditions that invite them.
The standard report sorts findings into categories (report language checked October 22, 2026):
- Section 1 items show visible evidence of active infestation or infection, or damage from it.
- Section 2 items are conditions likely to lead to infestation or infection, where no active evidence was found. A plumbing leak under a sink is a common example.
- Further inspection items are areas the inspector couldn't reach, so they couldn't be called either way.
The report covers only visible and accessible areas. Who pays for which items is a negotiation written into your contract. Buyers often focus on Section 1. The same report language says copies of reports filed with the Board on a property in the prior two years can be requested from the Board.
Which specialist inspections come up most often?
- Roof. A roofer can estimate remaining life and give a repair or replacement bid. Some buyers' lenders and insurers also care about roof condition.
- Sewer lateral. This is the pipe from your house to the main line in the street. Older clay or cast-iron pipes can crack or fill with roots. A camera inspection shows what's inside. Repairs can be costly, so buyers often ask.
- Chimney. A chimney inspection checks the flue, liner and masonry, especially after an earthquake or years without use.
- Foundation. If the general inspector notes cracks or movement, a structural engineer may be called in.
Sewer issues are a real negotiating point. In one purchase Maggie handled, buyers used a sewer problem found in inspection to negotiate $20,000 off the price. Knowing about it ahead of time puts you, the seller, in control of that conversation.
How do repair requests work after the buyer's inspection?
During the inspection contingency, the buyer reviews the reports and decides what to ask for. In California the request is made in writing. Your options when you get one are:
- Agree to some or all of the repairs.
- Offer a credit or a price reduction instead.
- Counter with a different mix.
- Decline. The buyer may then cancel if their contingency is still in place, or move forward.
Look at each request in dollars. What would the repair cost you? What would it cost you to lose this buyer and go back on the market? We put those side by side so you can answer with numbers, not feelings.
Is it better to give a credit or make repairs?
Both can work. A credit, often toward the buyer's closing costs, lets the buyer choose their own contractor after closing. It also keeps you from managing work during escrow. A credit has limits, though. The buyer's lender may cap how much the seller can credit, so check before you agree.
Repairs make sense when the lender, the insurer or the appraisal needs the work done before closing. If you do repairs, use licensed contractors where required, get receipts and give copies to the buyer. A rushed repair that fails a re-inspection can cost you time you don't have.
Do you have to disclose what an inspection finds?
Once you know about a material problem, you generally have to disclose it, even if the buyer walks away and a new buyer comes along. That includes what a prior buyer's inspection showed you. California's Transfer Disclosure Statement, required on most home sales by Civil Code section 1102, asks about known conditions. Our page on selling without repairs explains why selling in current condition doesn't remove that duty.
California also requires sellers to give written statements about water heater bracing and smoke alarms (Health and Safety Code sections 19211 and 13113.8, as described in legislative bill analyses on leginfo.ca.gov). Your disclosure package covers these. Our guide on seller disclosures in California goes through the full list.
This page is general information, not legal advice. If you're unsure whether something must be disclosed, talk with a real estate attorney.
What should you fix before the buyer's inspection?
Focus on items that cost little to fix and that an inspector is likely to flag:
- Leaky faucets, running toilets and slow drains.
- Missing or dead smoke and carbon monoxide alarms.
- Loose handrails, broken window latches and doors that stick.
- Burned-out bulbs and outlet covers that are missing.
- Debris against the house or soil touching wood siding.
Also clear access. Inspectors need to reach the electrical panel, water heater, attic hatch and crawlspace. Blocked access becomes a "further inspection" note and a reason for the buyer to come back. Our guide on staging and prep costs covers what's worth fixing for the market.
How do you get started preparing for inspections?
Start with a walk-through. We'll note what a buyer's inspector is likely to flag and help you decide whether a pre-listing inspection makes sense. Tell us about your home or call Maggie at (916) 549-3131.
Our free seller guide covers inspections in the order they come up during a sale.
Frequently Asked Questions
Who pays for the home inspection when selling a house?
The buyer usually pays for their own inspections. A seller who wants a pre-listing inspection pays for that one.
What does Section 1 mean on a California termite report?
Section 1 items show visible evidence of active infestation or infection, or damage from it. Section 2 items are conditions likely to lead to it, with no active evidence found.
Do I have to fix everything the buyer's inspector finds?
No. Repairs are a negotiation. You can agree, offer a credit, counter or decline. The buyer may cancel if their inspection contingency is still open.
If the buyer cancels after inspection, do I have to tell the next buyer?
Generally, yes. Once you know about a material problem, you generally have to disclose it. Talk with a real estate attorney if you're unsure how a finding applies.
Is a pre-listing inspection worth it?
It often is for older, vacant or inherited homes. It lets you fix, bid or price around problems before a buyer finds them. The trade-off is the cost and the duty to disclose what you learn.
Should I do a sewer line inspection before selling?
For older homes, it can be worth it. Buyers often order one, and sewer repairs can be costly. Knowing first lets you plan instead of reacting in escrow.
Can I give a credit instead of doing repairs?
Often, yes. A credit lets the buyer handle repairs after closing. The buyer's lender may limit how much a seller can credit, so check before you agree.
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