A thorough inspection on a Peninsula home can run $3,000 to $9,000+ for a complete package. Know what to budget — and why each inspection matters — before you start writing offers.
The general home inspection, pest report, and sewer scope are the three non-negotiables. The general inspection covers structure, roof, electrical, plumbing, HVAC, and visible defects. The pest report identifies wood-destroying organisms and fungus — dry rot and termites are endemic to Peninsula housing stock, particularly in pre-1970 construction. The sewer scope is critical because cracked or root-invaded clay sewer laterals (installed pre-1970) are one of the most expensive post-purchase surprises, running $8,000–$35,000 to repair or replace. Some San Mateo County cities require a sewer lateral compliance report as a condition of sale. Order all three before removing your inspection contingency.
Yes. Hillside properties in the Peninsula hills — Portola Valley, Los Altos Hills, Woodside, the Belmont/Belmont Hills areas, Hillsborough hillsides — sit on geologically complex terrain involving serpentinite, Franciscan Mélange, and expansive soils. A Phase I geological reconnaissance by a licensed engineering geologist ($800–$2,500 depending on scope) will identify slope stability concerns, existing landslide evidence, fill material issues, and foundation movement indicators that a general inspector cannot assess. Several major Peninsula cities (Portola Valley, Woodside) require geology reports for new construction and additions; for existing homes, the buyer's due diligence is discretionary but strongly advised.
A WDO report (also called a pest report or Section 1/Section 2 report) is a licensed inspection for termites, wood-boring beetles, dry rot, and fungi that damage a home's structural components. The California Structural Pest Control Act classifies findings as Section 1 (active infestation or infection requiring immediate treatment) or Section 2 (conditions likely to lead to infestation). Sellers commonly provide WDO reports pre-listing, but buyers should order their own for a property not recently inspected. Lenders may require WDO clearance. Section 1 clearance (fumigation or spot treatment) costs $1,500–$5,000+ for most Peninsula SFH.
In competitive Peninsula markets, most buyers submit offers with inspection contingencies but commit to not asking for repairs — only credit for safety issues or undisclosed defects. When the inspection report comes back, you have several options: (1) accept as-is and remove the contingency; (2) request a credit for material deficiencies against the purchase price; (3) request specific repairs before close; or (4) cancel. In a seller's market, credit requests are more successful than repair requests — sellers don't want to manage contractors during escrow. A reasonable credit request backed by contractor bids is more likely to succeed than an itemized list of repair demands. The nuclear option — canceling on inspection — should be reserved for genuinely material findings, not the standard wear-and-tear every Peninsula home carries.
Lisa has a vetted network of inspectors, engineers, and contractors — and will help you prioritize findings before you decide whether to proceed.
Talk to Lisa Before Your Inspection