Campbell Home Inspection Checklist for Buyers

Buying a home in Campbell is exciting, but older bungalows and mid‑century ranch homes can hide costly surprises. A smart inspection plan helps you protect your budget, safety, and peace of mind. In this guide, you’ll get a practical, printable checklist, Campbell‑specific watchouts, which specialist inspections to order, and how to use your report to negotiate with confidence. Let’s dive in.

What a home inspection covers

A standard buyer’s home inspection is an independent, visual, non‑invasive review of a property’s major systems. The goal is to identify safety hazards, major defects, and items that may need further evaluation. Inspections do not certify code compliance and they don’t open finished walls or perform destructive testing.

Expect the inspector to evaluate the roof, exterior, foundation and structure, attic and insulation, fireplace and chimneys, garage, plumbing, electrical, heating and cooling, built‑in appliances, grounds and drainage, and basic safety items.

In California, there is no single statewide home‑inspector license. Many inspectors belong to trade groups like InterNACHI or ASHI. You should verify credentials, insurance, sample reports, and client references before you hire.

Before your inspection: prep checklist

A little prep makes your inspection smoother and more complete.

• Confirm all utilities are on for testing: gas, electricity, water.
• Review seller disclosures, including the Transfer Disclosure Statement and Natural Hazard Disclosure. Use them to flag areas to probe.
• Ask the seller for permit history, warranties and receipts for recent work, and appliance manuals.
• Ensure access to all spaces: attic, crawlspace, electrical panels, garage, closets, gates, and roof areas when safe.
• Secure pets and confirm all keys or codes are available.
• Schedule a termite/wood‑destroying organism inspection and a sewer camera scope early in your contingency period.

Campbell buyer inspection checklist

Use this section as your printable, on‑site checklist. Note conditions and questions for follow‑up.

Exterior and site

• Roof age and visible condition; missing, damaged, or curled shingles
• Flashing and penetrations; signs of past patching or leaks
• Gutters and downspouts; drainage carried away from the foundation
• Siding or stucco cracks, moisture stains, or damage near grade
• Grading slopes away from the house; no standing water
• Driveways and walkways; trip hazards or major cracks
• Trees and roots near the structure or sewer path; overhanging limbs

Foundation and structure

• Foundation cracks, location and width; signs of settlement or movement
• Uneven floors, sloping, or bouncy framing
• Doors or windows that stick, rub, or fail to latch
• Visible framing conditions in crawlspace or basement piers

Roof, attic, and chimneys

• Attic ventilation and insulation levels
• Water stains, active leaks, or mold‑like growth in the attic
• Chimney condition; cracked masonry, loose bricks, deteriorated mortar
• Proper chimney flashing and cap/crown condition

Plumbing and sewer

• Water pressure at fixtures; slow or uneven flow
• Visible leaks at sinks, toilets, and supply lines
• Water heater age, condition, proper seismic strapping, and venting
• Pipe materials identified; signs of corrosion or past repairs
• Recommend a sewer camera scope for older homes or where large trees are present

Electrical

• Main service amperage and panel condition
• Signs of obsolete or suspect panels (ask about Federal Pacific or Zinsco)
• Double‑tapped breakers, scorch marks, or loose neutrals
• GFCI protection in kitchens, baths, laundry, garage, and exterior
• Adequate outlets; no exposed or unsafe wiring

HVAC and appliances

• Furnace and AC age, service tags, ignition and cooling performance
• Ducts sealed and in good condition; no visible rust or leaks
• Thermostat operation and even airflow throughout the home
• Built‑in appliances tested and documented

Safety items

• Smoke alarms and carbon monoxide detectors present and functional
• Stable handrails and guardrails; safe stair treads
• Bedroom egress windows open and close properly
• Gas appliance venting intact and properly terminated

Pests and moisture

• Evidence of termites or wood‑destroying organisms
• Dry rot at eaves, trim, or door thresholds
• Signs of rodents or pests in attic or crawlspace
• Chronic moisture sources, stains, or musty odors

Energy and special systems

• Solar PV system visible condition; ask about permits, ownership, and warranties
• EV charging capacity or panel space for a future charger
• Attic insulation depth and ventilation balance

Permits and paperwork

• Permit history for additions, remodels, structural, roof, electrical, HVAC, solar
• Closed permits with finals, where applicable
• HOA rules and disclosures, if the property is in an association

Local issues to watch in Campbell

Campbell’s housing stock ranges from early 1900s bungalows to 1950s–1970s ranch homes, plus newer infill and ADUs. That variety brings common Bay Area patterns to keep on your radar.

Seismic and structural red flags

• Cracked or leaning chimneys and any unreinforced masonry
• Soft‑story conditions where living areas sit over large garage openings
• Foundation settlement, cracked plaster, and uneven floors
• Escalate significant movement or cracking to a structural engineer

Termites and moisture

• Wood framing near soil contact in crawlspaces
• Mud tubes, sill plate damage, fascia and soffit rot
• Poor drainage that keeps soil damp near the foundation
• Order a separate WDO/termite inspection by a licensed pest operator

Electrical in older homes

• Panels known for safety concerns, like some Federal Pacific or Zinsco models
• Rare knob‑and‑tube or aluminum branch wiring in older eras
• Insufficient circuits for modern loads or EV charging plans
• Have a licensed electrician evaluate suspect panels or upgrade needs

Plumbing and sewer laterals

• Galvanized steel supply lines in older homes can corrode and restrict flow
• Older clay sewer laterals are prone to roots, offsets, or collapses
• A sewer camera scope is often worth the cost in older Campbell neighborhoods

Roofing and drainage

• Composition shingles are common; check remaining life and flashing
• Ventilation and insulation balance in the attic helps prevent moisture issues
• Slab‑on‑grade or shallow foundations need clear drainage away from the home

HVAC, gas safety, and detectors

• Older gas furnaces and AC units may need service or replacement planning
• Confirm safe venting of all combustion appliances
• Verify smoke and carbon monoxide detectors are installed and working

Environmental and local hazards

• Review the Natural Hazard Disclosure for seismic fault, liquefaction, flood, or landslide zones
• Campbell is generally urban/suburban, but vegetation management still matters for fire safety
• Radon testing is optional; consider it if concerns arise
• Mold or air quality issues often tie back to chronic moisture

Permits and non‑permitted work

• Bay Area pressure means many remodels and ADUs were done over time; verify permits for major changes
• Non‑permitted work can affect insurance, resale, and loan underwriting
• Confirm with the City of Campbell whether any sale‑related requirements apply, such as private sewer lateral compliance or ADU permitting rules

Specialist inspections worth ordering

These add‑ons often uncover high‑impact issues before you commit.

• Wood‑Destroying Organism (termite) inspection: high priority in wood‑framed Bay Area homes
• Sewer lateral camera scope: recommended for homes over 30 years or with large trees nearby
• Roof evaluation: when age is unknown or your inspector notes concerns
• Structural engineer: when there are significant foundation, chimney, or load‑bearing cracks
• Licensed electrician: for suspect panels, overloaded service, or planned EV charging upgrades
• HVAC service or performance test: for older or malfunctioning systems
• Solar PV inspection and paperwork review: verify permits, ownership status, and equipment
• Mold/indoor air quality testing: when visible mold or chronic moisture is present
• Asbestos/lead testing: when planning major renovation in very old homes
• Chimney inspection: especially for masonry fireplaces

A quality specialist report should include clear photos, severity and priority rankings, likely causes, recommended next steps, and whether immediate safety hazards exist. Ask for scopes you can share with contractors for estimates.

How to use the report to negotiate

• Prioritize safety, structural, and water‑intrusion items first
• Obtain contractor estimates for significant defects to quantify costs
• Request seller repairs, credits, or price adjustments during your contingency period
• Ask for proof of permits, warranties, and receipts for any agreed work
• Order follow‑up inspections if the general inspection flags concerns
• Re‑inspect repaired items before removing contingencies

Timing and cost basics

Most home inspections take 2 to 4 hours depending on size and age. You typically receive a written report with photos and recommended follow‑ups within 24 to 72 hours.

Typical Bay Area pricing for a core home inspection is a few hundred dollars, often in the 350 to 700 range depending on size and complexity. Specialized services like sewer scoping, termite, structural, or solar add cost. Always request local quotes.

Work with a local advocate

A thorough inspection strategy protects your investment and gives you leverage. You deserve an experienced, neighborhood‑savvy advisor to help you interpret findings, line up specialists, and negotiate the right repairs or credits. If you are buying in Campbell or nearby Silicon Valley neighborhoods, connect with Gea Carr to map out a tailored inspection plan and next steps. Schedule a Free Consultation.

FAQs

Who pays for a buyer’s home inspection in Campbell?

• Buyers typically hire and pay for the inspection; seller‑paid or split arrangements do occur but are less common.

How long does a Campbell home inspection take and what do I receive?

• Most inspections take 2 to 4 hours and deliver a written report with photos, key findings, and recommended follow‑ups within 24 to 72 hours.

Which inspections should Campbell buyers prioritize?

• A core home inspection plus a termite/WDO inspection and a sewer camera scope are common high‑priority add‑ons; solar and electrical panel checks are also frequent.

How should I handle non‑permitted work found during inspection?

• Ask for documentation or retroactive permits; if unavailable, gather contractor estimates for permitting and remediation and negotiate repairs or credits.

What are my options if major issues are flagged in the report?

• You can negotiate repairs or credits, request the seller complete work, or walk away within your contingency period if the risk is unacceptable.

When should I schedule a sewer scope or other specialists in Campbell?

• Early in your contingency window, especially for older homes, large trees, slow drains, or planned remodels, so you keep negotiating leverage.