Before I buy a Pasadena Craftsman with a client, I start with the systems that can be expensive to address or difficult to insure: wiring, foundation and seismic bracing, plumbing, then roof and chimney. I use a general inspector to assess the house and bring in specialists where that inspection stops or raises questions.
The goal is a useful decision while your inspection contingency is still in place. We can look at the disclosures, arrange access, and put the reports alongside your budget and plans for the home. A beautiful porch and original woodwork deserve attention. If you are still choosing a location, explore my guide to the best neighborhoods in Pasadena. I want you to know what has actually been examined, what remains uncertain, and who can answer the next question.
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What does a general inspection cover?
California defines a home inspection in connection with a transfer as a noninvasive physical examination for a fee of the mechanical, electrical or plumbing systems, or structural and essential components, of a residential dwelling with one to four units, designed to identify material defects (California Business and Professions Code section 7195, checked 2026-11-04). It is a starting point for understanding the property, not a promise that every hidden condition has been found.
Ask for the scope in writing before booking. InterNACHI’s standards are one trade standard, and an individual inspector’s agreement may differ. Under those standards, the inspector is not required to find concealed defects, determine the adequacy of foundation bolting or inspect underground utilities (InterNACHI, checked 2026-11-04). Ask what spaces are accessible, which systems will be tested, what the report will describe and what follow-up the inspector recommends.
Tell the inspector about your plans, too. If you hope to use an attic or rely on a fireplace, those priorities can shape the questions you take to a specialist. Under InterNACHI’s standard, concealed defects and underground utilities are outside the required scope. If you are arranging an offer, call me at (213) 262-5092 to discuss access and timing.
How should I inspect the wiring and insurance risk?
Ask the general inspector to describe visible wiring and identify areas that could not be examined. A modern panel alone does not answer what is connected elsewhere. If older wiring is visible or the report raises a question, I would ask an electrician to trace what can be traced, evaluate its condition and explain what further investigation or work is appropriate.
InterNACHI says knob-and-tube wiring is not inherently dangerous, but it has no ground wire and many insurance companies refuse to insure houses that have it (InterNACHI, checked 2026-11-04). Investigate early. Give the inspection findings to an insurance professional and ask what information is needed for a quote and what conditions might apply. The California Department of Insurance describes the FAIR Plan as a last option after shopping for coverage (CDI, checked 2026-11-04).
Ask the electrician to distinguish an observed condition from an area that could not be reached. That distinction helps us decide whether to request more access or factor uncertainty into the offer conversation. See my guide to insurance and knob-and-tube wiring, and get the insurer’s written answer before removing contingencies.
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What should I ask about the foundation and seismic bracing?
Ask the inspector to look at accessible foundation and crawl-space areas and explain any cracks, movement, moisture or access limits noted in the report. Have a qualified professional assess a visible crack. If there are concerns, or if the general inspector cannot answer your question about the seismic connections, arrange a foundation professional or structural engineer and ask what the proposed evaluation covers.
Discuss the sill-to-foundation connection, cripple walls and any visible changes with that specialist. Compare the seller’s disclosure with the specialist’s assessment of the connection. Ask for observations, limitations and recommended next steps in writing so you can compare them with the seller’s documents and your plans.
The California Residential Mitigation Program describes an Earthquake Brace + Bolt retrofit program for qualifying older wood-framed homes with raised foundations. Check its ZIP tool for the particular property and current program details; eligibility and funding are not assured, and the program does not cover chimney work (CRMP, checked 2026-11-04). My guide to Craftsman foundation problems explains what to discuss with a specialist.
Check the property’s ZIP code with the Earthquake Brace + Bolt tool; the program does not cover chimney work. Text me if you want to discuss the next step while the contingency is active.
What should a plumbing inspection investigate?
Ask what supply and drain materials are visible, where access is limited, and whether the inspector observed leaks or other signs that warrant a plumber. InterNACHI’s general inspection standard includes running water at interior fixtures and examining the drain, waste and vent system, but it does not require determining water quality or potability (InterNACHI, checked 2026-11-04). A plumber can investigate specific concerns and explain what would be needed to learn more about concealed piping.
Ask about the private sewer lateral and consider a sewer scope; Pasadena says the property owner is responsible for the private lateral (City of Pasadena, checked 2026-11-01). Compare the sewer scope with the rest of the plumbing report.
Request a written account of what was visible and what was not, along with any recommended follow-up. This gives us a practical list for a seller question or a contractor consultation. The companion guide on what a plumbing inspection finds goes deeper into those questions. Pasadena places responsibility for the private lateral on the property owner (City of Pasadena, checked 2026-11-01).
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When should I add a roof and chimney inspection?
A general inspection can identify visible concerns and guide the next call. Under InterNACHI’s standard, the inspector is not required to walk on the roof, and the fireplace inspection covers readily accessible, visible portions rather than the interior of the chimney or flue (InterNACHI, checked 2026-11-04). Ask how the roof was viewed and which parts of the fireplace and chimney were accessible.
A roofer can evaluate questions about the covering, flashing and visible signs of water entry within the roofer’s agreed scope. A chimney specialist can explain whether an interior examination is appropriate and what it would involve. Ask each professional to separate observed conditions from assumptions and to identify any limitations. If a surface is inaccessible, we should know that before deciding how much confidence to place in the report.
The roof and chimney can require different expertise even though they meet at the same part of the house. Read whether to add a roof and chimney inspection for a closer look. The Chimney Safety Institute of America recommends a Level 2 inspection when a property is sold (CSIA, checked 2026-11-04). To coordinate questions and access, call me at (213) 262-5092.
Which specialist should I schedule, and when?
Start with the concern you need answered. Ask the general inspector which observations need a narrower evaluation, and ask the specialist whether their scope answers that precise question. If the seller has provided prior reports, send them in advance so the professional can see what has already been documented. The specialist should still explain what they personally examined.
- Start with the wiring and insurance questions.
- Follow up on foundation and seismic concerns.
- Investigate plumbing and the private lateral.
- Arrange appropriate roof and chimney follow-up.
Before booking, confirm availability, access, the written scope and report delivery. If a specialist cannot attend within the time available, we can discuss the uncertainty and your options under the contract. My guide to specialist inspectors for an older house helps you choose the next call and prepare questions for each professional.
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Which disclosures and deadlines should I review?
Read the seller’s disclosures alongside the inspection reports and ask about incomplete or unclear answers. California Civil Code section 1102.3 says the transfer disclosure statement is delivered as soon as practicable before transfer. If it is delivered after the offer is executed, the buyer may terminate by written notice within 3 days after personal delivery or 5 days after delivery by mail or agreed electronic delivery (checked 2026-11-01). Bring the date and method of delivery to me promptly; consult your attorney when legal advice is needed.
For a conventional light-frame dwelling of one to four units built before January 1, 1960, the seller generally must provide the Homeowner’s Guide to Earthquake Safety and complete an earthquake hazards disclosure as soon as practicable before transfer; some transfers are exempt. The disclosure addresses actual knowledge and is not an inspection (California Government Code section 8897.1, checked 2026-11-01).
Known conditions addressed include a lack of anchor bolts, unbraced cripple walls and an unstrapped water heater (California Government Code section 8897.2, checked 2026-11-01). Compare the answers with what the inspector can actually see. A seller’s lack of knowledge is different from evidence that a condition is absent.
When documents arrive, text me promptly. If the transfer disclosure statement is delivered after your offer is executed, you may terminate by written notice within 3 days after personal delivery or 5 days after delivery by mail or agreed electronic delivery (California Civil Code section 1102.3, checked 2026-11-01).
What about lead paint and attic insulation?
For most pre-1978 housing, federal lead disclosure rules call for the seller to provide the EPA pamphlet, known lead information and available reports before the contract, along with a lead warning statement in the contract. The buyer has 10 days for a lead-based paint inspection or risk assessment; that period can be changed by written agreement or waived (U.S. EPA, checked 2026-11-01). Decide whether you want an assessment and arrange it in time. The disclosure and an assessment serve different purposes: one shares known information, while the other investigates the property.
If you see loose-fill vermiculite insulation in an attic, do not disturb it. EPA advises assuming vermiculite contains asbestos and using a qualified asbestos professional before remodeling (U.S. EPA, checked 2026-11-01). Tell the inspector and any professional planning attic work what you observed. A hoped-for attic conversion is a reason to investigate access and materials before relying on that space in your plans.
Arrange any lead assessment within the applicable window: the federal rule gives buyers 10 days unless changed by written agreement or waived (U.S. EPA, checked 2026-11-01).
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How do I check past work and use the results?
Search the property through Pasadena’s Permit Center Online and compare available permit records with the seller’s paperwork and the work you can see (City of Pasadena, checked 2026-11-01). Ask the seller for records of past repairs and inspections. Use the permit record as context for the professional’s assessment of the work. If records and observations do not line up, ask the relevant professional what further information would help.
Keep a short list for each issue: what was observed, who examined it, what could not be seen, and what follow-up is recommended. Separate a specialist’s finding from a seller’s recollection and an insurance professional’s response. That makes it easier to decide whether you need another visit, a written estimate, a request to the seller or an adjustment to your plans.
Bring the results to our offer and contingency conversation. We can discuss your priorities, the contract and what information you need before making a decision. Search Pasadena’s Permit Center Online for past electrical, plumbing and roof work, then compare the records with the inspection reports (City of Pasadena, checked 2026-11-01). To talk through the property before making an offer, call me at (213) 262-5092.
Questions buyers ask about Craftsman inspections
Should I get a general inspection and specialist inspections?
I would start with a general inspector and arrange specialists where the house, the report, or the inspector’s written scope calls for a closer look. An electrician, foundation professional, plumber, roofer or chimney inspector can answer a narrower question; ask each what the visit includes and when the report will be ready.
Does knob-and-tube wiring mean I cannot insure the house?
It does not settle the answer for every property or insurer. InterNACHI says many insurance companies refuse to insure houses with knob-and-tube wiring. Ask an electrician to evaluate what is present and ask an insurance professional about the specific house before removing contingencies (InterNACHI, checked 2026-11-04).
Does an earthquake disclosure replace a foundation inspection?
No. The earthquake hazards disclosure addresses the seller’s actual knowledge, while an inspection examines conditions within its agreed scope. Ask a qualified foundation professional about the foundation and seismic connections when the general inspection leaves questions (California Government Code section 8897.1, checked 2026-11-01).
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More inspection questions
Should I inspect the chimney if the fireplace looks clean?
I would discuss a separate chimney inspection when the general inspector cannot assess the interior. A clean-looking fireplace does not tell you what a specialist will see inside the flue, so ask for the proposed scope and report before scheduling.
What if the transfer disclosure arrives after my offer is executed?
California Civil Code section 1102.3 provides a right to terminate by written notice within 3 days after in-person delivery or 5 days after delivery by mail or agreed electronic delivery. Discuss the document and the applicable deadline promptly with me and, when appropriate, your attorney (checked 2026-11-01).
Can I check permits before buying?
Yes. Pasadena’s Permit Center Online lets you research a property and search permits. Compare what you find with the home and the seller’s records, then ask the appropriate professional about gaps or questions; a record search alone does not establish the condition of the work (City of Pasadena, checked 2026-11-01).
If you want to talk through a report, text me and we can identify the next question to ask.
Sources
- California Department of Insurance, Top Ten Tips for Finding Residential Insurance, checked 2026-11-04
- Chimney Safety Institute of America, Level 2 Inspection, checked 2026-11-04
- 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
- California Residential Mitigation Program, EBB Retrofit, checked 2026-11-04
- City of Pasadena, Sewer System Management Plan Update 2025, checked 2026-11-01
- California Civil Code section 1102.3, checked 2026-11-01
- California Government Code section 8897.1, checked 2026-11-01
- California Government Code section 8897.2, checked 2026-11-01
- U.S. EPA, Real Estate Disclosures About Potential Lead Hazards, checked 2026-11-01
- U.S. EPA, Protect Your Family from Asbestos-Contaminated Vermiculite Insulation, checked 2026-11-01
- City of Pasadena, Permit Center, checked 2026-11-01
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.