Before real estate, I spent about 20 years owning and operating an automotive repair business. That business taught me to look past the surface: the hidden detail, the honest diagnosis, the difference between a real problem and a scary description. It is the same skill I bring to home inspections for buyers in Novato and Petaluma.
What an inspector actually checks
A standard home inspection is a visual, non-invasive look at the property's major systems: roof, foundation, structure, electrical, plumbing, heating and cooling, insulation, and the overall condition of floors, walls, windows, and doors. The inspector, not the appraiser and not the county, tells you what is working today and what is likely to need attention soon.
What it does not check
Most reports are not full certifications. Inspectors typically do not test for sewer line condition beyond the basics, and specialized items such as septic systems, wells, chimney flues, and pest or mold issues may need separate specialists. On country properties, the well and septic are often the most important parts of the due diligence, and they deserve their own experts.
How to read the report without panicking
- Categorize every finding: safety items, system-age items, and wear-and-tear items.
- Ask which findings are immediate and which are five-year items. Old water heaters get replaced; cracked foundations do not go away on their own.
- Use findings as negotiation information, not weapon. A good deal is negotiated from facts, not from threats.
- Walk the property with your agent after the report so you can see each flagged item in context.
Why the agent matters here
My job is to make the report readable, prioritize the findings with you, coordinate the right specialists, and give you straight answers about what matters financially. I have walked buyers through thousands of repair issues over my career, and I will tell you plainly when something is a deal-breaker, a negotiation point, or simply maintenance that comes with homeownership.
“The strongest buyers are the ones who understand exactly what they are buying, problems included. My job is making sure you are one of them.”
Peter Schardt
Written by
Peter Schardt
21 years in real estate, 100+ homes sold, and a lifetime in the North Bay. Sales Associate · 01702383 · California.
