I would not rush to waive the inspection on a roughly 100-year-old South Pasadena Craftsman just to strengthen an offer. For most buyers, I would explore a middle option that preserves a meaningful chance to investigate the foundation, roof, plumbing, sewer line and wiring.
I'm Justin Borges, and when a buyer finds a South Pasadena bungalow they love, I want the offer conversation to include more than the price. The right question is what you can learn, when you can learn it and what choices remain if the findings change your mind.
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What could an inspection reveal in an older bungalow?
Start with the foundation and crawlspace. Ask the inspector what can be seen, whether access is limited and whether observed conditions call for a structural specialist. A house may have changed over its life, so a polished room tells you little about the areas beneath it. Ask for the report's photographs and an explanation of anything the inspector could not reach.
For plumbing, ask what supply and drain materials are visible, including whether galvanized or cast-iron components are present, and whether leaks or other concerns warrant a plumber. Ask separately about the sewer lateral and whether a camera scope makes sense. Under InterNACHI's inspection standards, checked 2026-11-04, underground utilities are outside the required scope. A general inspection and a sewer scope are different investigations.
If you want to talk through the house before you write, call me at (213) 262-5092 and we can discuss which questions to put to the inspector.
Ask the inspector what wiring is visible, including whether there is knob-and-tube or other older wiring, and whether an electrician should examine the panel, subpanels and circuits. The C.A.R. Residential Purchase Agreement, paragraphs 3L and 11, checked 2026-11-06, notes that faulty wiring can present a fire risk and affect insurance availability. Do not assume the visible wiring describes every concealed section.
Roof and chimney access matter too. InterNACHI's standards do not require an inspector to walk on a roof or inspect the inside of a chimney or flue. Ask what was observed and whether a roofer or chimney specialist should look further. For a South Pasadena bungalow, I would start by confirming roof and chimney access: InterNACHI does not require an inspector to walk on the roof or inspect the inside of the chimney or flue.
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What should I know about termites?
Ask for any available structural pest report and look at both observed infestation or damage and conditions identified as likely to lead to it. Under the C.A.R. RPA, paragraph 12, checked 2026-11-06, a wood-destroying pest inspection is a buyer investigation performed by a registered structural pest control company; its scope does not include roof coverings. Ask the pest professional what was accessible and what further work, if any, they suggest.
For a South Pasadena Craftsman, I would read the pest report alongside the general inspection. Under California Civil Code section 2079, checked 2026-11-06, a broker's visual inspection duty has limits, including normally inaccessible areas. The C.A.R. RPA assigns the wood-destroying pest inspection to a registered structural pest control company, and its scope does not include roof coverings.
What middle options can I discuss before writing?
For a South Pasadena Craftsman, I would line up inspectors before making an offer and compare these options with the seller's access requirements. Text me to discuss the timing.
| Choice to discuss | What to settle |
|---|---|
| Pre-offer inspection | Ask whether the seller will allow access and whether your inspector can cover the systems that matter to you. Decide what unresolved questions remain before signing. |
| Shortened investigation contingency | Discuss a shorter period and line up inspectors who can actually attend and deliver reports within it. A deadline is useful only if you can act on the findings. |
| Inspection with no repair request | Discuss negotiated wording that retains the investigation contingency and its cancellation right while you agree not to request repairs. Have your attorney explain its effect before you sign. |
| Sewer scope or other specialist | Ask about a camera scope, structural, electrical, roof or chimney review based on the property and general inspector's findings. Confirm access, scope and timing. |
| Seller's pre-listing report and disclosures | Read the complete documents, their dates, limitations and any follow-up. Ask whether you can speak with a qualified professional about unanswered questions. |
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These can be combined if the seller agrees and the contract reflects your choices. A seller's report may help you identify questions quickly, but its scope and limitations still matter. For help framing an offer, call me at (213) 262-5092.
Be precise about the phrase “informational only.” The C.A.R. RPA, paragraph 3L(3), checked 2026-11-06, treats informational access as separate from a contingency and says it creates no cancellation right. The negotiated option above is different: it depends on retaining the investigation contingency and carefully documenting the agreement about repair requests. The RPA gives a default 17 calendar days after acceptance for investigations; put the proposed timing in the offer.
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How does the California purchase contract handle investigations?
For a South Pasadena Craftsman offer, the C.A.R. RPA revised 6/26, paragraphs 3L(3), 14 and 25J, checked 2026-11-06, provides a default investigation period of 17 calendar days after acceptance, with a blank for a different number. This is the form's default, not a claim about what buyers typically negotiate. Changes to time periods require mutual written agreement. Read the actual offer and any counteroffers with your agent and attorney.
During the investigation period, paragraph 12 permits inspections and tests at the buyer's expense unless otherwise agreed. The buyer gives the seller complete copies of investigation reports. Text me to talk through the investigation timeline. Invasive or destructive testing generally requires the seller's written consent, subject to the form's limited pest testing exception. The RPA points buyers to the Buyer's Investigation Advisory, C.A.R. Form BIA; ask for it and review the investigation topics with your agent.
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Because this home was built before 1978, the seller must provide lead disclosures and the EPA pamphlet, and federal rules give you a 10-day opportunity for a lead-based paint inspection or risk assessment unless you waive it or agree in writing to change it. The EPA lead disclosure guidance, checked 2026-11-01, explains this opportunity; C.A.R. RPA paragraph 12, checked 2026-11-06, also lists a lead-based paint inspection as a buyer investigation. Ask whether your offer terms waive that opportunity.
A contingency removal or cancellation must be in writing and in good faith. Under paragraphs 8I and 14F, removal without the relevant information gives up the rights tied to that contingency; once removed, the buyer is deemed to have investigated and elected to proceed, assuming responsibility for related repairs. If you want to review the timing with me, text me.
Expiration alone does not automatically remove a contingency under the form. Paragraphs 14C and 14E describe a written Notice to Buyer to Perform, giving at least 2 days after delivery, before the seller may cancel for failure to act. If the seller cancels on that basis, the form calls for authorization to return the deposit except for buyer-incurred fees. Other circumstances can produce a dispute, and after all contingencies are removed the deposit is no longer protected by them. A release requires the applicable signed instructions, judicial decision or arbitration award. I would review the signed terms and deposit exposure with a California real estate attorney before waiving a contingency. The notice gives at least 2 days after delivery to perform.
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What should I read in the seller's package?
For a South Pasadena bungalow, I would read the Transfer Disclosure Statement, Natural Hazard Disclosure, available inspection reports and supporting records before deciding what to investigate further. The C.A.R. RPA, paragraphs 3N, 3L and 11, checked 2026-11-06, defaults to seller delivery within 7 days after acceptance and a seller-document review contingency of 17 days after acceptance or 5 days after delivery, whichever is later. The blanks can be changed. Check your signed documents rather than relying on these defaults.
For covered sales, Civil Code sections 1102 and 1102.1, checked 2026-11-06, address the Transfer Disclosure Statement and prohibit waiver of the disclosure requirements, subject to statutory exemptions. The Natural Hazard Disclosure law, checked 2026-11-06, addresses mapped flood, dam inundation, fire, earthquake fault and seismic hazard areas. Neither document establishes the condition of every system in a house.
If a required disclosure arrives after the offer, the RPA describes statutory termination periods of 3 days after personal delivery or 5 days after mail or electronic delivery. Have your attorney explain the applicable notice and deadline. For a specific package, call me at (213) 262-5092 and we can identify questions to raise.
Do not assume every seller must supply a termite report. Civil Code section 1099, checked 2026-11-06, requires delivery of a structural pest report when the report or certification is a contract or financing condition. For a required disclosure delivered after the offer, the RPA describes 3 days after personal delivery or 5 days after mail or electronic delivery to terminate. Read any pest report alongside the other documents.
What should I settle before waiving anything?
Before you sign an offer on a South Pasadena bungalow, I would want clear answers to these questions, with the contract in front of you:
- What funds remain after closing if a significant issue surfaces, and which expenses would change your decision?
- How much deposit is at risk under your actual terms, and what other contingencies remain?
- If a sewer scope or foundation specialist identifies work, would you proceed, seek more information or use a cancellation right that remains available?
- Which reports can you obtain in time, what areas cannot be inspected and who will explain the findings?
- What will your attorney say the exact waiver or negotiated wording means?
Ready to move forward? Let's talk.
The South Pasadena Craftsman buyer guide can help you choose representation, while our guide to South Pasadena streets and Craftsman homes helps frame your search. For the offer context, see how local homes are selling against list price. For house research, see the South Pasadena Public Library house research guide, checked 2026-11-06. The RPA default investigation period is 17 calendar days after acceptance, so line up your inspectors before you write.
What else should South Pasadena buyers ask?
Can I inspect a Craftsman before making an offer?
You can ask for a pre-offer inspection if the seller permits access. Discuss the scope and timing with your agent and attorney, and remember that an inspection before an offer does not itself create a later cancellation right.
Does an informational-only inspection let me cancel?
Not by itself. The C.A.R. RPA separates informational access from a contingency and says that access does not create cancellation rights. Keeping an investigation contingency while agreeing not to request repairs would require negotiated wording; discuss it with your agent and attorney.
Text me to discuss your questions before you write an offer.
Does the inspection contingency disappear when its deadline passes?
Under the C.A.R. RPA form, it is not removed automatically. The seller can use the written Notice to Buyer to Perform process before cancelling; ask your agent and attorney how your signed contract and any notices apply.
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Will the seller have to fix what my inspector finds?
The C.A.R. RPA permits a buyer to request repairs during the investigation period, but the seller is not obliged to agree or respond. Your choices depend on the contingencies and other terms still in your signed agreement.
Is a seller disclosure package a substitute for an inspection?
No. Read the disclosures and any reports closely, but ask what was actually inspected, what was inaccessible and whether further investigation is needed. A disclosure and an inspection answer different questions.
What happens to my deposit if I waive the inspection contingency?
Waiving that contingency gives up the contractual protection tied to it. Other contract terms and the facts matter, and a deposit dispute has its own release process. Review your specific exposure with a California real estate attorney before signing.
Sources
- C.A.R. Residential Purchase Agreement, revised 6/26, checked 2026-11-06
- US EPA, Real Estate Disclosures About Potential Lead Hazards, checked 2026-11-01
- InterNACHI International Standards of Practice, checked 2026-11-04
- South Pasadena Public Library, House Research, checked 2026-11-06
- California Civil Code section 2079, checked 2026-11-06
- California Civil Code sections 1102 and 1102.1, checked 2026-11-06
- California Civil Code sections 1103.2 and 1103.3, checked 2026-11-06
- California Civil Code section 1099, checked 2026-11-06
For help discussing a particular offer, call me at (213) 262-5092.
Justin Borges
Team Lead, The Borges Real Estate TeamDRE #01940318
With over 13 years in Southern California real estate, Justin specializes in probate sales, trust properties, and character homes. His expertise in 1031 exchanges and historic preservation has helped hundreds of clients navigate complex real estate transactions.