A re-inspection is a follow-up visit where your home inspector returns to verify that the repairs a seller agreed to make were actually completed, and completed correctly. San Diego buyers order one after a Request for Repairs is accepted, usually before the inspection contingency closes, so you remove that contingency on facts rather than promises.
What a re-inspection actually is
The original inspection produces the findings. A re-inspection closes the loop on the ones the seller agreed to fix. Instead of inspecting the whole house again, the inspector works from a defined list — typically the items in your accepted Request for Repairs — and confirms each one was addressed, not just declared done. Think of it as a verification visit, not a second full inspection.
This matters because “repaired” is a word with a lot of range. A seller motivated to close and already mentally moved out is not always motivated to hire the best contractor or pull the right permit. A re-inspection answers a simple question for each agreed item: was the work done, and does it appear to have been done properly? The honest answer is sometimes no — the GFCI outlet still doesn’t trip, the new water heater is missing its seismic straps, the roof patch covers two of the three flagged areas. Those are exactly the gaps you want to find while you still have leverage.
When buyers order one
You don’t need a re-inspection for every repair. For a handful of cosmetic or minor fixes, photos and receipts from the seller are usually enough. A re-inspection earns its keep when the agreed work is significant, technical, or tied to safety. Common San Diego triggers include:
- Electrical corrections — replaced panels, added GFCI protection, corrected double-tapped breakers, or fixed exposed wiring. These are safety items where “looks fine” from an untrained eye means nothing.
- Roof repairs — patched flashing, replaced tile, or sealed low-slope sections, especially heading into the wet season when a missed area becomes a leak.
- Plumbing work — repaired leaks, replaced angle stops, or corrected a water heater’s temperature-pressure relief discharge piping.
- Structural or foundation items that were supposed to be addressed or evaluated by a specialist.
- Anything a specialist was supposed to handle — where you want to confirm the work matches what was promised, not just that something was done.
If the repair list is mostly small items, save the re-inspection fee and ask for documentation instead. If even one item involves safety or a major system, verifying it in person is cheap insurance against a problem you inherit at closing.
What gets verified — and what doesn’t
A re-inspection is scoped to the agreed repair list. The inspector confirms each item was addressed and looks for obvious signs the work was done correctly. What it generally is not: a fresh top-to-bottom inspection, a warranty on the contractor’s craftsmanship, or a guarantee the repair will last. A general home inspection — original or follow-up — is visual and non-invasive. Your inspector can confirm a new outlet now has GFCI protection and trips on test; they cannot open a finished wall to certify everything behind it.
Two limits are worth understanding up front. First, permits and licensed trades: if the agreed repair required a permit (a panel replacement, for example), the re-inspection can note whether the work appears permitted and code-consistent, but verifying permit closure with the City or County is a separate paper step worth doing for major work. Second, specialty repairs: for items outside a home inspector’s scope — termite/wood-destroying organism treatment, septic or sewer-lateral work, mold remediation — the re-inspection confirms what is visible, but the authoritative sign-off comes from the licensed specialist who did the work. A home inspector is not a licensed structural pest operator or a remediation contractor, so for those, get the specialist’s own completion documentation.
Verifying repairs were done correctly, not just done
The difference between a useful re-inspection and a rubber stamp is detail. Bring the original report and the accepted Request for Repairs so each promised item can be checked against what’s actually there. A good re-inspection goes item by item and records one of three outcomes per finding: completed and appears correct, completed but with a new concern, or not completed. That last category is more common than buyers expect — a contractor fixes the visible problem and leaves the root cause, or addresses three of four flagged outlets, or installs a part that doesn’t meet the original recommendation.
Ask your inspector to flag work that was done but raises a new question. A hurried roof patch can create a new flashing gap. A swapped water heater can be installed without proper strapping or discharge piping — trading one safety finding for another. Verifying repairs were done correctly means looking at the repair the way the original finding was written, not just confirming that someone showed up with tools.
Documentation: what you should walk away with
The point of a re-inspection is evidence you can act on, so insist on written, photo-supported results. A solid re-inspection summary should:
- List each agreed repair item and its verified status.
- Include before-and-after photos where the original report had photos.
- Note any item that is incomplete, done incorrectly, or now raising a new concern.
- Attach the seller’s own paperwork — contractor invoices, receipts, and permits — alongside the inspector’s findings.
That package is what lets you remove your contingency with confidence, or go back to the seller with a specific, documented ask if something fell short. Vague reassurance from across the negotiating table is not documentation; a dated photo and a clear status line is.
Timing it against your contingency
This is where San Diego buyers get squeezed. In a standard California purchase, your inspection contingency runs a defined window — often around 17 days from acceptance, though your specific contract controls — and you need the re-inspection results before you remove that contingency in writing. Build the re-inspection into your repair agreement from the start, and schedule it with buffer so there’s still time to respond if a repair comes back incomplete. If you need more time, ask for an extension in writing before the deadline, never after. For the full sequence from report to contingency removal, see our guide on what to do after a home inspection in San Diego, and for the seller’s side of these negotiations, seller repairs after inspection.
As for cost: a re-inspection is typically billed separately from the original inspection, and pricing depends on the number of items and the trip — see our fee schedule for how we structure it. If you’re earlier in the process, our overview of buyer’s inspections explains what the original inspection covers, and the first-time buyer inspection guide walks through the steps that lead up to this point.
Talk it through with a local inspector
The Real Estate Inspection Company inspects homes and commercial property across all of San Diego County. Owner and lead inspector Joseph Romeo is an InterNACHI Certified Professional Inspector (CPI) and holds CSLB General Contractor License #1113143 — useful perspective when you need someone to tell you whether a repair was actually done right. If the seller has agreed to repairs and you want them verified before your contingency closes, call (619) 752-4399, email joe@sandiegohomeinspection.com, or reach out through our contact page.
