Do I Need a Specialist Inspector for a 100-Year-Old House?

What does a general home inspector actually do?

California Business and Professions Code section 7195 describes a home inspection, in connection with a transfer, as a noninvasive physical examination for a fee of specified systems or structural and essential components of a residential dwelling of one to four units. Its purpose is to identify material defects. The law defines those as conditions significantly affecting value, desirability, habitability or safety, rather than matters of style or aesthetics. California Business and Professions Code section 7195, checked 2026-11-04.

Read the inspector's agreement before the appointment. InterNACHI's published standard describes a visual, noninvasive inspection and does not require inspectors to inspect concealed or underground items or determine the adequacy of foundation bolting. It is a trade standard, and an individual inspector's scope can differ. Use the report to identify areas that need a specialist. InterNACHI Standards of Practice, checked 2026-11-04.

Use the InterNACHI standard as a starting point for discussing the actual scope with your inspector. For help coordinating questions, call me at (213) 262-5092.

Which specialist should look at each system?

I use the general inspection to see the house as a whole, then match a specialist to a specific question. Share the general report and disclosures with each specialist, but ask for an independent explanation of what they can and cannot determine.

Ask each specialist for a written scope and a report identifying the areas they can access. For Pasadena properties, use Pasadena Permit Center Online to research past permits and share relevant records with the specialist. City of Pasadena, Permit Center, checked 2026-11-01.

You can text me if you want to talk through which appointments fit the house you are considering.

When should an electrician inspect the wiring?

Ask the general inspector to identify the wiring they can see and to explain where visibility stops. If knob-and-tube is observed or suspected, I would ask an electrician to evaluate the accessible wiring and any alterations. InterNACHI says knob-and-tube has no ground wire and is not inherently dangerous; it also recommends evaluation by an electrician. InterNACHI, Knob-and-Tube Wiring, checked 2026-11-04.

Ask the electrician what was visible, what could not be accessed and whether the findings warrant more investigation. Separately, discuss the actual property and report with your insurance provider early. InterNACHI says many insurers refuse coverage for houses with knob-and-tube, so get your insurer’s written answer before removing contingencies. Our guide to insurance and knob-and-tube wiring explains the questions to take into that conversation.

For help fitting those conversations into your purchase, call me at (213) 262-5092.

Who checks the foundation, sewer, roof and chimney?

If the general inspector notes cracks, uneven floors or questions about the foundation connection, ask a structural engineer or qualified seismic specialist what the visible evidence means and whether further investigation is appropriate. Ask specifically what they can conclude about bolting and bracing from the accessible areas. Read more about foundation concerns in a Craftsman.

For the sewer lateral, ask a plumber about a camera inspection and what portion of the line the camera can reach. Request the recording or a clear description of findings, including any obstruction or area that could not be viewed. In Pasadena, the property owner is responsible for the private sewer lateral. City of Pasadena, Sewer System Management Plan, checked 2026-11-01. Our older-house plumbing inspection guide covers the distinction.

For the roof and chimney, ask separate questions about the covering, flashing, visible masonry and the chimney interior. Under InterNACHI's standard, a general inspector is not required to walk the roof or inspect the interior of the chimney or flue. A roof specialist and chimney professional can explain their proposed access and scope. The Chimney Safety Institute of America recommends a Level 2 chimney inspection when a property is sold. CSIA Level 2 Inspection, checked 2026-11-04. See our guide to roof and chimney inspections. InterNACHI Standards of Practice, checked 2026-11-04.

For a sale, ask the chimney professional about the CSIA-recommended Level 2 inspection. You can text me to talk through your inspection questions.

What about pests, lead paint and attic insulation?

Ask whether a separate pest inspection is appropriate and what it includes. If the general inspector sees evidence that raises a question, have the pest professional identify the accessible areas examined and explain whether any areas need further access. Do not assume a fresh finish tells you what is happening behind it.

For lead paint and vermiculite questions, see the Craftsman inspection guide and the EPA guidance on lead disclosures and vermiculite insulation, checked 2026-11-01.

The EPA guidance covers lead disclosures and vermiculite insulation. To discuss your offer, call me at (213) 262-5092.

What should I ask before hiring an inspector?

Ask every inspector for the scope in writing, their experience with older houses, a sample report and a clear list of what they will not inspect. Then describe the actual property: a raised foundation, an attic you hope to use, a fireplace or a suspected wiring issue may change the questions you need answered. Ask whether the report will distinguish observations from recommendations and identify inaccessible areas.

Confirm who will attend, when the report will arrive and whether the inspector can discuss findings with you. For a specialist, ask what equipment or access is needed, whether the proposed work includes testing, and what a finding can and cannot establish. If a recommendation depends on opening a wall or another invasive step, discuss permission and timing with your agent and the appropriate parties before arranging it.

I also suggest keeping a short list of unresolved questions alongside the reports. Use that list to request an additional opinion or a repair proposal before your investigation deadline. You can text me to talk through the next step.

How do I fit inspections inside the contingency period?

Before or immediately after an offer is accepted, read the signed agreement with your agent and identify the actual investigation deadline and any separate lead period. Do not rely on a generic calendar. Our first-time home buyer guide offers more context. Ask about access and contact inspectors early, particularly when a specialist may need a return visit or a report before you can make a decision.

Schedule the general inspection early enough to receive and discuss the report. Reserve likely specialist appointments as availability requires, then send them relevant findings and disclosures. Attend if possible, ask what remains hidden and request the written report promptly. If a specialist identifies a further question, ask how long it will take to answer and discuss the contractual options with your agent before the deadline. Any change to a deadline depends on the agreement and the parties involved.

Finally, review the reports together: what was observed, what was not inspected, what further work is recommended and what matters to your decision. Make your decision before the investigation deadline in your signed agreement. If you are working through that timeline, call me at (213) 262-5092.

Sources

• California Business and Professions Code section 7195, checked 2026-11-04
• InterNACHI Standards of Practice for Performing a General Home Inspection, checked 2026-11-04
• InterNACHI, Knob-and-Tube Wiring, checked 2026-11-04
• EPA, Real Estate Disclosures About Potential Lead Hazards, checked 2026-11-01
• EPA, Protect Your Family from Asbestos-Contaminated Vermiculite Insulation, checked 2026-11-01

For help planning your purchase, text me.