A Printable Home Inspection Checklist for San Diego Buyers

This printable home inspection checklist for San Diego buyers gives you a room-by-room walk-through you can use at showings and during your professional inspection. It helps you spot warning signs early and ask sharper questions – but it complements, never replaces, a certified inspector’s visual, non-invasive evaluation of the home’s major systems.

How to use this checklist

Print it, grab a clipboard or your phone notes, and walk the property slowly. Your job here is not to diagnose – it is to observe and flag. A general inspection is a visual assessment, and even as a buyer you can catch a surprising amount just by looking, smelling and operating the obvious controls. Note anything that looks off, photograph it, and bring your list to the inspection so your inspector can take a closer look at the items that worry you.

Keep expectations realistic. You can see stains, cracks and rust; you cannot see behind walls, under slabs or inside sealed systems. That is exactly why this pairs with a buyer’s inspection – the two together give you the full picture before you remove contingencies.

Outside the home (start at the curb)

San Diego’s terrain – hillside lots, expansive clay soils, coastal salt air and a long dry season broken by intense winter storms – puts the exterior under real stress. Walk the perimeter first.

• Grading and drainage: Does the soil slope away from the foundation? Pooling or downspouts dumping next to the wall are the single most common – and preventable – problem we see locally.
• Foundation and stem walls: Look for cracks wider than a credit card, stair-step cracks in stucco, or doors that no longer close square. On clay soil these can signal movement. Our guide on foundation cracks and when to worry explains which ones matter.
• Roof from the ground: Missing or curling shingles, broken tiles, sagging ridge lines, or moss. Note the apparent age.
• Stucco and siding: Cracking, bulging, or staining – especially near windows and at the base of walls.
• Retaining walls and slopes: Leaning, cracking or bulging walls on hillside properties deserve scrutiny.
• Hardscape and decks: Trip hazards, rotted deck boards, loose railings.
• Trees near the house: Mature trees plus old clay or cast-iron sewer lines mean root intrusion is common here.

Kitchen

• Run every faucet; check water pressure and how fast drains clear.
• Look under the sink for active leaks, water stains, or warped cabinet bottoms.
• Open and close all cabinets and drawers; test the garbage disposal.
• Operate built-in appliances – oven, cooktop, dishwasher, microwave – for basic function.
• Check for GFCI outlets near the sink and that they trip and reset.
• Note discolored ceilings below an upstairs bathroom.

Bathrooms

• Run showers and tubs; watch for slow drains and check water pressure.
• Flush every toilet and confirm it refills and doesn’t rock at the base.
• Press on tile and grout around tubs and showers for soft spots that suggest hidden moisture.
• Look for staining, mildew or peeling paint, and confirm exhaust fans actually pull air.
• Check caulking and the floor around the toilet for past leaks.

Bedrooms, living areas and interior

• Open and close every window and door – sticking can hint at settlement.
• Scan ceilings and walls for water stains, cracks, or fresh paint patches that may hide a problem.
• Test a sample of outlets and light switches in each room.
• Confirm working smoke and carbon monoxide detectors, which California requires in sleeping areas.
• Check flooring for slopes, soft spots, or squeaks; note any musty smells.
• Look for egress windows in basements or converted spaces.

Major systems

You won’t fully evaluate these – your inspector will – but a quick look tells you a lot.

• Electrical panel: Note the brand and apparent age, any rust, scorching, or a tangle of DIY wiring. Older San Diego neighborhoods often have outdated or recalled panels – see electrical panel problems in older San Diego homes.
• Water heater: Check the age sticker, look for rust or pooling at the base, and confirm it’s strapped for earthquakes (required in California).
• Plumbing: Note pipe material where visible. Galvanized steel suggests an aging system; our galvanized plumbing and repipe guide covers what to expect.
• HVAC: Turn on the heat and the AC. Listen for odd noises and note the equipment’s age – our HVAC inspection guide explains how our climate affects lifespan.

Attic, garage and crawlspace

• Attic: From the hatch, look for daylight (roof leaks), water staining, sagging, and adequate insulation.
• Garage: Test the auto-reverse safety on the garage door, check for a proper fire-rated door to the house, and look for cracks in the slab.
• Crawlspace/slab: Note standing water, efflorescence, or a strong damp smell.

San Diego-specific items buyers overlook

These are the local add-ons that separate an informed San Diego buyer from a surprised one. Flag them so you can decide on specialty inspections:

• Sewer line: Older home, mature trees, or original clay/cast-iron lateral? A camera sewer scoping can reveal cracks and root intrusion that are invisible above ground and expensive to miss.
• Hidden moisture: Thermal imaging can find dampness and missing insulation behind surfaces – useful near coastal homes and after our rare heavy rains.
• Pool and spa: Common locally and not part of a standard inspection – request a dedicated pool and spa look.
• Insurance items: For older homes, insurers may want a 4-point inspection covering roof, electrical, plumbing and HVAC.
• Backcountry properties: Out in Julian, Ramona or the rural areas, ask about the well, septic and propane – these fall outside a standard visual inspection and need dedicated evaluations.

What this checklist can’t do

Be clear about the limits, for the home and for yourself. A general inspection – and certainly a buyer’s walk-through – is visual and non-invasive. It does not include termite/WDO reports (a licensed pest operator handles those), confirm mold, asbestos, lead or radon (specialist testing and lab work), certify a septic or well, or replace a structural engineer. Your checklist surfaces the symptoms; the right professional diagnoses the cause. For the full picture, read what a home inspection does not cover, and verify any major concern with a licensed pro.

Bring it all to your inspection

The real value comes when you hand your flagged list to a certified inspector who can investigate properly. The Real Estate Inspection Company – led by InterNACHI Certified Professional Inspector Joseph Romeo (CSLB GC #1113143) – serves all of San Diego County from San Marcos to the backcountry. Before the day, review our companion San Diego home inspection checklist and the questions to ask your home inspector so you get the most out of every minute on site. Ready to book? Contact us at (619) 752-4399.