Burbank Home Inspection: What to Look for and Red Flags to Avoid
- mc10990
- Mar 23
- 6 min read
The home inspection is one of the most important steps in buying a home in Burbank. It's your chance to uncover hidden problems before you commit hundreds of thousands of dollars to a property.
But here's what most buyers don't realize: not all inspectors are created equal, and not all issues are dealbreakers.
As a Burbank Realtor who's attended hundreds of inspections, I'm going to break down what a home inspection actually covers, what issues are common in Burbank homes, which red flags should kill a deal, and how to use your inspection report to negotiate.
What Is a Home Inspection?
A home inspection is a professional evaluation of a property's condition. A licensed inspector examines the home's major systems and structure to identify defects, safety issues, and maintenance concerns.
What inspectors check:
Foundation and structure
Roof
Electrical systems
Plumbing
HVAC (heating, ventilation, air conditioning)
Windows and doors
Attic and insulation
Grading and drainage
Exterior (siding, chimney, decks)
Interior (walls, ceilings, floors)
What inspectors DON'T check:
Appliances (unless specifically requested)
Cosmetic issues (paint, flooring, dated fixtures)
Code compliance (unless it's a safety issue)
Pools and spas (requires separate pool inspection)
Sewer lines (requires separate sewer scope)
Cost: $500-$800 for a standard inspection
Timeline: 2-4 hours onsite, report delivered within 24-48 hours
Common Issues Found in Burbank Homes
Burbank's housing stock is mostly mid-century (1940s-1970s). Here are the most common issues inspectors find:
1. Foundation Cracks and Settling
What it is: Cracks in the foundation, uneven floors, or signs of settling
Why it happens: Burbank sits on clay soil that expands and contracts with moisture. Homes settle over time.
Severity:
Minor hairline cracks: Normal, not a dealbreaker
Wide cracks (1/4 inch+): Needs evaluation by a structural engineer
Sloping floors, sticking doors: Could indicate significant foundation issues
Cost to fix:
Minor repairs: $2,000-$8,000
Major foundation work: $15,000-$50,000+
Should you walk away? Not necessarily. Get a structural engineer's opinion. Minor cracks are fixable. Major foundation issues are negotiable (ask for seller credit or price reduction).
2. Roof Issues
What inspectors find:
Missing or damaged shingles/tiles
Worn flashing around chimneys
Signs of leaks (water stains in attic)
End-of-life roofs (20+ years old)
Severity:
Minor repairs: Patch work, replace a few tiles ($500-$2,000)
Full roof replacement: $12,000-$35,000 (depending on material)
Should you walk away? No, but negotiate. If the roof needs replacement, ask for a $10K-$15K credit.
3. Outdated Electrical Systems
What inspectors find:
Knob-and-tube wiring (very old, unsafe)
Aluminum wiring (fire hazard)
Insufficient electrical panel (60-100 amp panels in older homes)
Ungrounded outlets
DIY electrical work (unpermitted, dangerous)
Severity:
Panel upgrade: $3,000-$6,000
Full rewiring: $10,000-$20,000
Should you walk away? Depends. If the home has knob-and-tube or aluminum wiring, it's a safety issue. Budget for rewiring or negotiate a credit.
4. Old Plumbing (Galvanized Pipes)
What inspectors find:
Galvanized steel pipes (common in pre-1970s homes)
Low water pressure
Signs of leaks
Corroded pipes
Severity:
Partial replumbing: $3,000-$8,000
Full replumbing: $8,000-$15,000
Should you walk away? No, but budget for it. Galvanized pipes eventually need replacement.
5. HVAC Issues
What inspectors find:
Old furnace or AC (15+ years)
Poor maintenance (dirty filters, no service records)
Insufficient cooling/heating capacity
Severity:
HVAC replacement: $10,000-$18,000
Should you walk away? No, but if the system is at end-of-life, negotiate a credit.
6. Termite Damage
What inspectors find:
Active termite infestation
Past termite damage (wood rot, structural damage)
Evidence of termite treatment
Severity:
Termite treatment: $1,000-$3,000
Termite damage repair: $3,000-$15,000+ (depending on extent)
Should you walk away? Usually no. Termites are common in Southern California. Get a termite report, treat the infestation, and repair damage.
7. Water Damage and Mold
What inspectors find:
Water stains on ceilings or walls
Signs of past leaks
Mold in bathrooms, attics, or crawl spaces
Severity:
Minor mold remediation: $1,000-$3,000
Extensive water damage repair: $5,000-$20,000+
Should you walk away? Depends on extent. Minor mold in a bathroom is fixable. Extensive mold throughout the house is a red flag.
8. Grading and Drainage Issues
What inspectors find:
Poor grading (water flows toward foundation instead of away)
Clogged gutters
Signs of water pooling near foundation
Severity:
Grading repair: $2,000-$8,000
French drain installation: $3,000-$10,000
Should you walk away? No, but fix it. Poor drainage can lead to foundation problems.
Red Flags That Should Kill a Deal
Not all issues are fixable or worth fixing. Here are the red flags that should make you walk away:
1. Major Foundation Issues
If a structural engineer says:
Foundation needs complete replacement
House is actively sinking
Repairs will cost $50,000+
Walk away. Foundation issues this severe are rarely worth fixing.
2. Extensive Unpermitted Work
If the inspector finds:
Major unpermitted additions (rooms, bathrooms, kitchens)
Unpermitted electrical or plumbing work
Seller can't provide permits
Why it's a problem:
You can't get insurance
You can't sell the home later without addressing it
You're liable if there are issues
Walk away unless the seller agrees to permit the work or give you a massive credit.
3. Active Structural Movement
If the inspector sees:
Doors and windows that won't close
Cracks that are actively growing
Floors that are visibly sloping
Get a structural engineer. If they confirm active movement, walk away.
4. Extensive Mold or Water Damage
If mold is:
Throughout the home
In the HVAC system
Caused by ongoing leaks that haven't been fixed
Walk away. Mold remediation is expensive and often incomplete.
5. Knob-and-Tube or Aluminum Wiring (Without Willingness to Fix)
If the home has dangerous wiring and the seller won't credit you for rewiring, walk away.
Fire hazards aren't worth it.
How to Use Your Inspection Report to Negotiate
Here's the strategy:
Step 1: Prioritize Issues
Divide inspection findings into 3 categories:
Category 1: Safety issues (electrical, structural, roof leaks)Category 2: Major systems (HVAC, plumbing, foundation)Category 3: Minor issues (cosmetic, maintenance)
Focus your negotiation on Categories 1 and 2.
Step 2: Get Repair Estimates
For major issues, get contractor quotes.
Example:
Inspector notes roof needs replacement
Get 2-3 roofing quotes: $15,000-$18,000
Ask seller for $15,000 credit
Step 3: Decide What You Want
Options:
Ask seller to fix (best for safety issues)
Ask for credit (best for major repairs you want to manage yourself)
Ask for price reduction (if seller refuses to fix or credit)
Walk away (if issues are too severe)
Step 4: Submit Inspection Request
Your Realtor will submit a formal request to the seller:
Example:
Based on the inspection report, we request the following:
1. Seller to replace the roof (or provide $15,000 credit)
2. Seller to repair electrical panel upgrade (or provide $5,000 credit)
3. Seller to treat termite infestation and repair damage (or provide $8,000 credit)
Total requested credit: $28,000Seller can:
Agree to all requests
Agree to some requests
Counter with different terms
Refuse and risk losing the deal
What to Do If the Seller Refuses to Negotiate
Options:
Accept the home as-is (if you love it and can afford repairs)
Walk away (if issues are too severe or seller is unreasonable)
Counter again (focus on the most critical issues)
Remember: You have leverage. If you walk away, the seller has to disclose these issues to the next buyer.
Should You Attend the Inspection?
Yes. Always.
Why:
Inspectors explain issues in person
You can ask questions
You get a feel for the home's condition
You'll understand the severity of issues better than reading a report
Plan to be there for 2-4 hours.
Additional Inspections to Consider
Beyond the standard inspection, consider these:
1. Sewer Scope Inspection
What it is: Camera inspection of sewer line from house to street
Cost: $200-$400
Why you need it: Sewer line replacements cost $8,000-$20,000. Better to know before you buy.
2. Chimney Inspection
What it is: Inspection of chimney structure and flue
Cost: $150-$300
Why you need it: Chimneys in older homes often need repointing or rebuilding ($3,000-$10,000).
3. Pool Inspection
What it is: Inspection of pool equipment, plumbing, and structure
Cost: $200-$500
Why you need it: Pool repairs can cost $5,000-$15,000.
4. Foundation Inspection (If Concerns Arise)
What it is: Structural engineer evaluates foundation
Cost: $500-$1,000
Why you need it: Confirms whether foundation issues are minor or severe.
Final Thoughts: Don't Skip the Inspection
The home inspection is the most important $600-$800 you'll spend.
It can:
Save you from buying a money pit
Give you negotiating power
Help you budget for future repairs
Never waive your inspection contingency—even in a competitive market.
If you're buying a home in Burbank and want help understanding inspection reports, negotiating repairs, or deciding which issues are dealbreakers, let's talk. I'll walk you through the process and connect you with trusted inspectors.
Michelle Crochet
Realtor | eXp Realty of Greater Los Angeles
DRE #02099298
📞 (818) 688-2062
