What inspections should I do?

I am often asked, when a buyer becomes serious about purchasing a property, “What inspections should I do?” The answer depends on whether there is a home on the property and what the buyer wants to understand. For a residential purchase, I recommend four core inspections: a home inspection, a pest and fungus inspection, a septic inspection, and water quality and quantity testing.

A home inspection is performed by a licensed inspector who evaluates all major components of the home—what is working, what isn’t, and what may need repair or maintenance. They examine the interior, the underside, and the roof, as well as the plumbing, electrical systems, foundation, and roof condition. They also test major appliances to confirm they are functioning.

A pest and fungus inspection looks for termites and other organisms that can damage a home, as well as conditions that could lead to rot, such as water intrusion. The inspector will identify any remediation needed now or in the near future to prevent further damage.

A septic inspection evaluates whether the system is functioning properly. Some inspections involve pumping the tank to inspect it; others focus on verifying that the leach field is working as intended. Sometimes a camera is used to check for root intrusion. The inspector will let you know whether the tank needs pumping and whether any repairs or upgrades are recommended.

Water testing has two parts. Water quantity is measured by running the well for a set period—typically four hours—and recording the output at intervals. This determines the well’s gallons‑per‑minute production. Water quality testing involves collecting samples and sending them to a lab. The simplest test checks for the presence of E. coli; homeowner panels add mineral content; more comprehensive panels include heavy metals. The more information requested, the higher the cost.

Beyond these four, buyers may choose additional inspections depending on their concerns—boundary surveys, mold inspections, solar evaluations, or roof inspections, among others. The California Association of Realtors® contract makes it clear that buyers may conduct any inspections they choose, as long as they do not bring a government entity onto the property without the seller’s permission.

For bare land purchases, inspections are fewer but sometimes more intensive. There is no home or pest inspection, but if a well exists, buyers typically test its quality and quantity. If a septic system is present, it is usually inspected. If no septic system exists and no soils tests are available, buyers may hire a soils engineer to determine what type of system the property can support. This often requires a backhoe to dig test pits.

If there is no well, buyers may consult a geologist, a ground‑penetrating radar service, or even a water dowser to evaluate potential water sources. In some cases, buyers will pay to drill a well with the purchase contingent on meeting certain production and quality standards.

As with residential purchases, buyers may also want boundary surveys or other site‑specific evaluations. Depending on intended use, they may test soils for agriculture or obtain estimates for driveways or building sites.

Unlike some parts of California, it is not standard practice in Anderson Valley for sellers to complete these inspections before listing. I advise sellers to perform the four core inspections so buyers can make informed offers, but not all sellers choose to do so. As a result, buyers often negotiate price twice—once at the offer stage and again after inspections.

Regardless of timing, inspections are essential. They help buyers understand what they are purchasing and what work may be needed after closing.