Professional, Detailed Property Inspections

Frequently Asked Questions

How much does a home inspection cost?

Most inspection companies base their fees on the size (square footage) of the home.  Other contributing factors may be age, location, additional buildings or specialty inspections requested.  For a typical 1500-2000 square foot single family residence in the Santa Clara Valley, expect to pay $400-500. Condominiums and townhouses will be somewhat less.

In what cities do we inspect?

Summit Inspections services the Santa Clara Valley and most of Santa Cruz County including:

Aptos, Atherton, Campbell, Capitola, Cupertino, Felton, Fremont, Gilroy, Los Altos, Los Gatos, Los Gatos/Santa Cruz Mountains, Menlo Park, Milpitas, Monte Sereno, Morgan Hill, Mountain View, San Jose, Santa Clara, Santa Cruz, Saratoga, Scotts Valley, Soquel, Sunnyvale 

Are all home inspections the same?

No. Although there are minimum standards that all inspection companies should follow, it is up to each individual company to decide how minimal or thorough their inspection should be, and what they charge for their services.

How do I choose an inspector?

Ask your friends and real estate representatives for referrals.  Contact the inspection company(s) and ask about the qualifications and experience of the inspector(s).  At present there is no State licensing of home inspectors, but there are guidelines for performing inspections.  One guideline is that inspectors adhere to the Standards of Practice and Code of Ethics of a recognized professional organization, such as the California Real Estate Inspection Association (CREIA) or the American Society of Home Inspectors (ASHI).  Be sure to ask if the inspector is a member of one of these organizations, which will insure that he/she has passed required tests, has some degree of experience, and continues on-going education.

Will the inspector verify the square footage of the home and tell me what its worth?

No, that is the service provided by the appraiser.

Will the inspector provide me with repair cost estimates and complete repair work?

No, the inspector should not offer repair services.  In the home inspection industry, it is a violation of our Code of Ethics to do repair work on any inspected property, as this is considered a conflict of interest.  An inspector may tell you what he/she thinks a repair may cost, but this is only a rough estimate.  For a price quote that can be relied upon, contact a recommended specialty contractor.

Why should I, as a seller, have a home inspection?

There are many potential benefits.  It may eliminate surprises later on when the buyer orders an inspection.  It may allow you time to make desired repairs at reasonable costs, rather than under strict time restraints after the property is in contract.  It increases buyer confidence, and may increase your chances of selling ‘as is.’  It can shorten the length of time needed between contract acceptance and close of escrow.

Will a buyer still want or need to have another inspection?

This will depend on the buyer and their real estate representative recommendation, i.e., whether they know the inspector or the inspector’s reputation, and feel confident in the inspection report findings.  Many inspection companies will answer buyer questions regarding the report findings or meet them for an on-site consultation.