The Inspections We Recommend — and Why They Matter
Continuing the discussion about inspections from last month...
The Core Inspections We Recommend
1. Home Inspection
The big-picture health check
A licensed home inspector evaluates the visible and accessible components of the property, including:
• Structure and foundation (as visible)
• Roof, attic, and insulation
• Electrical, plumbing, and HVAC systems
• Windows, doors, walls, ceilings, and floors
• Built-in appliances
Why it matters:
This inspection sets the baseline. It identifies deferred maintenance, safety issues, and system life expectancy. For sellers, it reduces the risk of renegotiation. For buyers, it answers the question: “What am I really buying?”
In Silicon Valley’s fast-paced market, buyers rely heavily on this report to make confident, non-contingent offers.
2. Pest (Termite) Inspection
The silent damage detector
Pest inspectors focus on:
• Termite activity (subterranean and drywood)
• Wood-destroying organisms (fungus/rot)
• Conditions conducive to infestation (soil contact, moisture, poor ventilation)
Reports typically separate findings into:
• Section 1: Active infestations or damage
• Section 2: Conditions likely to lead to future issues
Why it matters:
Pest damage can be costly and emotionally unsettling for buyers. When sellers address—or at least fully disclose—these findings up front, it prevents fear-based negotiations later and keeps escrow on track.
3. Roof Inspection
Because “looks fine” isn’t a report.
A roof specialist evaluates:
• Remaining roof life
• Active leaks or prior repairs
• Flashing, penetrations, and drainage
• Suitability for repairs vs. replacement
Why it matters:
Roof issues are among the most common deal disruptors. A dedicated roof inspection provides clarity that a general home inspection alone cannot. Buyers want to know not just if the roof leaks—but how long it’s expected to last.
Additional Inspections — Triggered by Findings
One of the most important points sellers often overlook:
Not every inspection is ordered on day one. Many are recommended only if a red flag appears.
Common examples include:
• Electrical inspection, triggered by older panels, aluminum wiring, or safety concerns noted in the home inspection.
• Plumbing or sewer lateral inspection, recommended when signs of backups, older clay or cast-iron lines, or drainage concerns appear.
• Foundation or structural engineer review, called for when cracks, settlement, or uneven floors raise questions beyond a general inspection.
• HVAC specialist inspection, used when systems are near end-of-life or operating inconsistently.
Why this layered approach works:
It keeps inspections focused, relevant, and defensible—rather than overwhelming buyers with unnecessary reports.
The Bigger Picture: Transparency Builds Value
Up-front inspections do more than inform buyers. They help sellers:
• Price the home realistically
• Reduce buyer uncertainty
• Encourage cleaner, more competitive offers
• Minimize last-minute escrow surprises
In a region where homes often sell quickly and with multiple offers, certainty is currency. Inspections convert unknowns into knowns—and knowns into leverage.
A Final Word for Sellers
Every home is different. The goal isn’t perfection; it’s honesty and preparedness. When inspections are handled thoughtfully and strategically, they don’t weaken a sale—they strengthen it.
If you’re considering selling and wondering which inspections make sense for your property, that conversation should happen early, before the market decides for you.
— The Benford Team
Check out the most recent Santa Clara County market stats below.
Single Family Homes
Condos and Townhouses
Did you know that I can also show you NEW CONSTRUCTION, MODULAR HOMES, and MOBILE HOMES?
408-644-5159
Erin@BenfordRealEstate.com
18+ years of Licensed Experience
46+ years of Owner Experience
One can download information from the internet; but, one cannot download expertise. We look for the red flags and negotiate for a living. Hire the experts. We will tell you the truth.
