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Ken Lam Realty · Tools

My inspection report is 80 pages. What actually matters?

Tick what the report found. Each item is sorted Red, Yellow or Green, with what it means, a Bay Area cost range and who to call.

sqft
Red safety, structure or big money Yellow fix soon Green upkeep, cosmetic

Tap an item's name to see what it means and who to call.

Red flags to focus on
0
Red + Yellow, estimated: $0
Red 0$0
Yellow 0$0
Green 0 (don't ask the seller)$0
What to ask the seller for

      
 Price it: repair credit tool

    

    

      
Investigation contingency ends: —
      Default is 17 days after acceptance (C.A.R. RPA). Ask for repairs before then, not after.

      
Add to Google Calendar See all escrow deadlines

    

  

  

  

    
Next steps

    
    
      
  1. For every Red item, get a specialist (roofer, structural engineer, sewer, electrician) to look and give a written bid before day 17.
    2. 
      
  2. Check the license before anyone works: contractors at cslb.ca.gov, termite companies at pestboard.ca.gov.
    3. 
      
  3. Send the seller only the Red items and the bigger Yellow ones, on a Request for Repair. Asking for everything makes the seller say no to everything.
    4. 
      
  4. Smell gas? Leave the house and call PG&E at 1-800-743-5000. The safety check is free.
    5. 
    

    
Many people get this wrong: "Every item on the report is a deal-breaker." No. Inspectors write down everything, so even newer homes get a long list. Most items are Green. Focus on the Red ones.

  


  

    
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