A home inspection is your single best tool for understanding what you’re buying before you commit. In Los Angeles, where the housing stock spans a century and sits atop an active fault zone, a thorough inspection is especially critical. This checklist covers the key systems an LA buyer needs to evaluate.
Plumbing and Water Systems
Plumbing is the inspection category most likely to reveal costly surprises in LA homes. Your inspector should:
- Identify the pipe material used throughout the home (galvanized steel, copper, or plastic)
- Run water from multiple fixtures simultaneously to test pressure
- Check under all sinks and around toilets for active or historic leaks
- Inspect the water heater — note the age (manufacturer date is on the label), anode rod condition, and sediment buildup
- Look for signs of prior water damage: staining, swollen drywall, or mold
- Verify the water shut-off valve is accessible and functional
- Check the main sewer line — a camera inspection ($150–$300) is worth the cost for older homes
For a deep dive on LA water infrastructure, our guide to Understanding LA Water Systems provides critical context on what homeowners inherit from the municipal system.
Electrical System
- Identify the panel brand and amperage (200 amps is standard for modern homes)
- Check for double-tapped breakers or signs of DIY electrical work
- Verify GFCI outlets in bathrooms, kitchen, garage, and exterior
- Test all outlets and light switches
- Check for aluminum wiring (used in some 1960s–1970s homes — requires special outlets or pigtailing)
Foundation and Structural
- Check foundation type (slab, raised, hillside pier-and-beam)
- Look for cracks — horizontal cracks are more serious than vertical hairline cracks
- Verify seismic bolting and cripple wall bracing in raised foundation homes
- Check for uneven floors, sticking doors, or gaps at wall-ceiling junctions (signs of settlement)
- If on a hillside: inspect retaining walls and drainage systems
Roof
- Identify roof material and estimated age
- Check for missing, lifted, or cracked tiles/shingles
- Inspect flashing around chimneys, skylights, and HVAC penetrations
- Look in attic for daylight, staining, or signs of active leaks
HVAC Systems
- Age and condition of furnace and air conditioning unit
- Verify all ducts are connected and insulated (common issue in crawl spaces)
- Check thermostat function
- Note last service date if available
Exterior and Drainage
- Check that the lot slopes away from the foundation
- Inspect downspouts — they should direct water 6+ feet from the house
- Look for cracks in concrete driveway, walkways, or patio (can indicate settlement)
- Check wood surfaces (fences, eaves, deck) for dry rot or termite damage
After the Inspection
Your inspection report will likely list dozens of items — don’t panic. Focus on safety issues and items that affect habitability first. Cosmetic issues are expected in any home. Use the inspection findings to negotiate price reductions or seller credits for major systems, particularly plumbing and electrical.
For more detail on LA’s water and sewer infrastructure that your plumbing connects to, see our guide on Understanding LA Water Systems.