Serving all 58 California counties · over 12 years of experience
Professional building inspectors serving all of California. Photo-documented reports in 24 hours, a free 12-month warranty on every inspection, and we never sell you the repairs.
Escrow clock running? Tell us your contingency date and we'll work backwards from it. Plan my dates
01Walkthrough with your inspector
03Gutter pitch — maintenance07Flashing gap — repair
02Plans & permits checked on site
11Double-tapped breaker — safety
14Insulation depth — maintenance
!Mold & moisture — safety✓Sampled for lab analysis
18Condenser clearance — repair
✓Same-week scheduling, 7 daysRadon is an odorless, invisible radioactive gas that seeps up from the soil and is a leading cause of lung cancer in non-smokers. We set up a short-term radon test at every inspection at no charge; results follow once the test period is complete, measured against the U.S. EPA action level of 4 pCi/L.
About radon testingWe would rather show you our standard than describe it. Your first inspection with us may be complimentary — a chance to see our expertise firsthand and to know, before you ever pay us, that you are working with the best. Availability is limited, so call (213) 536-9392 and we will confirm whether it applies to your property before anything is scheduled.
Free first inspection: limited availability, one per client, confirmed by phone before scheduling. Free radon test included with every inspection.
Reply within one business hour, 7 days a week.
We reply within one business hour, 7 days a week. No obligation, no sales calls. Prefer to talk? Call (213) 536-9392 or send a text.
Book by region
Pick your region to see live availability. Same-week appointments, seven days a week, coordinated around your escrow.
Northern California
San Francisco · Oakland · San Jose · Sacramento · Elk Grove · Santa Rosa · Stockton
Central California
Fresno · Modesto · Bakersfield · Central Coast and surrounding counties
Southern California
Los Angeles · Long Beach · Pasadena · Irvine · Riverside · Temecula · San Diego · Palm Springs
Watch
Short videos on what happens during an inspection, what the report looks like, and how to use it at the negotiating table.
Included free
Most inspections hand you a report and wish you luck. Ours registers a 12-month limited warranty in your name at no extra cost — so if something covered fails in your first year of ownership, you are not paying for it twice.
If the roof develops a leak within the warranty term, repair is covered up to the policy limit — the single most common expensive surprise in the first year of ownership.
Covered appliances that fail within the term are repaired or replaced up to the policy limit.
Core mechanical systems are covered against failure within the term, subject to the policy limits.
Covered structural components carry protection for the full warranty term.
The warranty is registered automatically when your report is delivered. Nothing to sign, nothing to buy.
Cover starts at closing and runs a full year — through the seasons that actually reveal problems.
Escrow contingency planner
Enter the date your offer was accepted. We'll map when to inspect, when the report lands and when to send a repair request — before your investigation contingency runs out. The standard California purchase agreement allows 17 days unless you negotiated otherwise.
Credentials & accreditations
Our inspectors train and certify through the bodies that set the standards for this work — and carry errors & omissions and general liability cover on every job.
Each inspector holds their own accreditation in their own name. Certificates are available on request — ask us before you book, and ask any inspector you are comparing us against.
Professional building inspectors
From a first-time buyer's condo to a 40-unit apartment building — our certified building inspectors work to the same standard on every property. The scope changes, the standard doesn't.
Most booked
Builders work fast, and municipal inspections check code compliance, not workmanship.
Video included
Same visitTermite, fungus and dry-rot inspection carried out on the same visit as your home inspection, performed by our Branch 3 licensed partner company.
For your safetyWe find mold, asbestos, lead-based paint and other hazardous materials — tested where needed, reported clearly, never remediated by us.
SpecialtyCertified inspections of factory-built homes — support, anchoring, underfloor and add-ons.
SpecialtyRoof, seams, sealants and moisture readings to find water intrusion before it spreads.
After the seller or builder completes the agreed repairs, we return and verify each one against the original report — item by item, with new photographs.
California-specificFor properties in or near California's wildfire-urban interface.
Duplex through apartment building, single asset or whole portfolio.
The full-scope inspection · over 12 years of experience
Backed by more than 12 years in the field, our full-scope inspection covers the building from the roof to the foundation and from the panel to the water heater, adds the specialty systems your property actually has, screens for environmental hazards, and offers advanced diagnostics whenever you want deeper answers.
Every inspection
When present on the property
Health and safety
Available on request — additional cost
Services marked "available on request" are not part of the standard inspection and carry an additional fee — call (213) 536-9392 for details and pricing. Some specialty systems are also priced as add-ons — see Pricing. The radon test is always free.
Every system, photographed
Roof to foundation, panel to sewer lateral. Each finding is photographed, located and ranked by severity in your report.
Swipe or scroll sideways to see every system.
Why owners and agents call us back
A report full of jargon and 200 undifferentiated photos helps nobody. Ours is built to be used — at the negotiating table, by your contractor, and by you three years from now when the water heater finally goes.
We coordinate scheduling and access directly with your agent or transaction coordinator, and deliver the report to everyone on the thread at once. Agents: we'll never pressure your client toward a decision — that's your job, not ours. Set up agent scheduling
Before you hire anyone
Inspection quality varies widely, and the state sets no licensing bar. These are the questions that separate a report you can negotiate with from one you can't. Here are our answers, in writing.
| Ask this | Cal Inspections | Why it matters |
|---|---|---|
| When will I have the full report? | Within 24 hours — or the inspection is free | Contingency periods are short; a slow report eats your negotiating time. |
| Is the price fixed before you schedule? | Flat fee, confirmed in writing | Trip charges and square-footage add-ons appear after the fact. |
| Do you do repairs or take referral fees? | Never — not directly, not through partners | B&P Code §7197 prohibits it; conflicts shape what gets reported. |
| Is any warranty included? | 12-month limited warranty, free | First-year failures are the most common expensive surprise. |
| Can termite and sewer be done on the same visit? | Yes — Branch 3 partner + sewer camera video | One appointment, one timeline, fewer access requests. |
| Are you insured? | E&O and general liability, every job | California requires neither — ask for certificates. |
| Can I call you after the report? | Unlimited calls through your contingency | Questions come up when contractors quote repairs. |
How it works
Sixty seconds on the phone or through the form. Address, approximate size, and your contingency deadline. We quote a flat fee on the spot — no surprises later.
Same-week scheduling statewide, seven days a week. We coordinate access with the listing agent so you don't have to.
Two to three hours for a typical home. Join us for the last 45 minutes and we'll show you everything significant in person, in plain language.
Photo-documented, severity-ranked, and delivered to you and anyone you nominate. Then call us as often as you need during your contingency window.
Why clients choose us
Not adjectives — promises specific enough to hold us to.
Delivered within a day of the walkthrough. Miss that window for any reason inside our control and you don't pay for the inspection.
Flat fee confirmed in writing before we schedule. No trip charges, no square-footage surprises, no charge for follow-up calls.
Not directly, not through a partner, not for a referral fee. Section 7197 prohibits it — we go further and decline referral arrangements entirely.
Unlimited follow-up calls for you, your agent and your contractor through your whole contingency period.
Errors & omissions plus general liability, maintained continuously. California requires neither. Certificates on request.
Anything inaccessible on the day is named explicitly in the report, with the reason. Silent omissions are how people get hurt.
Who we work with
Statewide coverage
All 58 counties, with regional scheduling windows for Southern, Central and Northern California.
Common questions
No. California does not license or certify home inspectors, and there is no state licensing board for the profession. What the state does have is Chapter 9.3 of the Business & Professions Code, sections 7195 through 7199, which defines what a home inspection is, sets the standard of care, and prohibits an inspector from performing repairs on a property they inspected. Because the state sets no entry bar, the credential that matters is professional certification — ours are held through nationally recognized inspection bodies, and we carry errors & omissions and general liability coverage.
Budget two to three hours for a typical single-family home, longer for larger or older properties. Yes, please come — ideally for the last 45 minutes. If you cannot attend, we walk you through the findings by phone or video instead.
You get a verbal summary of anything significant before we leave the property, and the full photo-documented report within 24 hours of the walkthrough. If you are up against a tight contingency deadline, tell us when you book and we will work to your timeline.
It is a non-invasive visual examination, so we do not open walls, lift carpet, dismantle equipment or move heavy stored items. A home inspection is not a code-compliance inspection, an appraisal, a pest certification, or a warranty on anything we examine. Where we find something outside our scope, we say so plainly and tell you which specialist to bring in.
Yes, and California has a specific rule about how. Termite and WDO inspections may only be performed by a Branch 3 licensee under the Structural Pest Control Board, on the state's official form 43M-41. We arrange that inspection through our Branch 3 licensed partner on the same visit as your home inspection, so you get both reports on one timeline.
Same-week scheduling across California. Most reports delivered within 24 hours of the walkthrough.
