Behind every successful escrow is a strong inspection process. In luxury and lifestyle communities like Westlake Village and the greater Conejo Valley, inspections are not just about checking boxes — they are about protecting value, preserving transparency, and ensuring buyers step into their new home with confidence. From roof certifications to termite clearance and structural evaluations, the inspection period is where knowledge meets negotiation. As a local listing specialist, I believe showing up during inspections is part of delivering a higher level of service — supporting my seller while helping buyers feel informed, respected, and confident about their investment.
Let’s break down what really happens during inspections and what both buyers and sellers need to know.
Why Home Inspections Matter
Inspections allow buyers to understand the true condition of a property before finalizing their purchase. While no home is perfect — especially in established communities — inspections help uncover safety concerns, deferred maintenance, or potential future expenses.
A clean inspection can strengthen buyers' confidence, while sellers benefit from transparency that prevents surprises later in escrow.
The Most Important Inspections for Home Buyers
Every property is different, but these are the inspections most commonly recommended:
🔎 General Home Inspection
This is the foundation of the inspection process. A licensed inspector evaluates:
-
Roof and attic
-
Plumbing and electrical systems
-
HVAC
-
Windows and doors
-
Appliances
-
Structural components
It provides a broad overview and often determines whether additional specialized inspections are needed.
🪵 Termite & Wood Destroying Organism (WDO) Inspection
Especially important in California. This inspection looks for:
-
Termites
-
Wood rot
-
Moisture damage
-
Fungus
Many lenders require this report, and it’s one of the most negotiated items during escrow.
🌎 Roof Inspection
Roof condition is a major factor for insurance and financing. Buyers often request a certification or a remaining lifespan estimate.
🔥 Sewer, Drain, or Plumbing Scope
Older homes or properties with mature landscaping may benefit from a sewer line inspection to identify root intrusion or pipe deterioration.
🌿 Environmental & Safety Inspections
Depending on the property, buyers may request:
-
Mold inspections
-
Radon testing (less common locally but possible)
-
Pool and spa inspections
-
Foundation or structural evaluations
The Role of the Buyer During the Inspection Period
Buyers are typically responsible for:
✔ Ordering and paying for inspections
✔ Reviewing reports carefully with their agent
✔ Attending inspections when possible
✔ Deciding whether to proceed, renegotiate, or request repairs
During this time, buyers can submit a Request for Repair outlining concerns or proposed solutions.
It’s important to remember: inspections are about discovery — not expecting a “brand-new” home.
The Role of the Seller During the Inspection Period
Sellers play an equally important role in keeping the transaction smooth.
Sellers Should:
-
Provide reasonable access to inspectors
-
Maintain utilities on for testing
-
Disclose known issues honestly
-
Review repair requests carefully with their agent
While buyers order inspections, sellers benefit from having their agent present to protect their interests and ensure discussions remain professional and productive.
What Is a Seller Responsible for Fixing?
This is one of the most misunderstood parts of real estate.
👉 In California, sellers are not automatically required to fix everything discovered during inspections.
However, sellers are often responsible for:
-
Addressing safety or lender-required issues
-
Negotiating fairly if significant undisclosed defects appear
-
Completing agreed-upon repairs outlined in writing
The purchase agreement determines what each party must do — not the inspection report itself.
What Can Buyers Ask For?
Buyers can request:
-
Repairs to major systems or safety hazards
-
Pest clearance work
-
Credits toward closing costs
-
Price reductions
-
Extended timelines for further evaluation
That said, strong negotiations focus on material concerns, not cosmetic items or normal wear and tear.
Options for Both Buyers and Sellers
During the inspection contingency period, several outcomes are possible:
Buyers May:
-
Move forward as-is
-
Request repairs or credits
-
Negotiate new terms
-
Cancel escrow (if within contingency timelines)
Sellers May:
-
Agree to repairs
-
Offer a credit instead of completing work
-
Decline requests and hold firm
-
Renegotiate pricing or timelines
A knowledgeable agent helps guide both parties toward reasonable solutions that keep the transaction alive.
Why Agent Presence Matters
Even when representing the seller, I make it a priority to be present during inspections whenever possible. It helps:
-
Answer property questions in real time
-
Reduce misunderstandings
-
Support my client’s interests
-
Keep communication professional and solutions-focused
Real estate isn’t just about contracts — it’s about guiding people through one of the biggest financial decisions of their lives.
Final Thoughts
A successful inspection period isn’t about finding a “perfect” home — it’s about creating clarity, building trust, and helping both buyer and seller move forward with confidence.
If you’re thinking about buying or selling in Westlake Village, Thousand Oaks, Agoura Hills, or the greater Los Angeles area, having an experienced local agent by your side can make all the difference.
📲 Tina Lucarelli | ListWithTina.com | (310) 738-8089
Your local resource for smooth transactions, strong negotiations, and homes that truly fit your lifestyle.
