Should I trust the seller’s inspection report?

by Alessandra Imanabadi

By Alessandra Imanabadi · Nationwide Fine Homes

Use it as valuable information. Then understand what was inspected, what was not and which findings deserve your own investigation.

Seller-provided reports can make an early decision much better informed. The fact that the seller paid does not make the inspector dishonest. Nor does receiving a report mean every important question has been answered.

Read the scope as carefully as the findings

Look for “recommend further evaluation,” “unable to access” and “beyond the scope.” Those are not decorative sentences. They identify questions the inspection did not resolve.

Who should investigate? Can that happen before the offer? If you are being asked to remove an inspection contingency, do you actually understand the unresolved work?

Understand the termite sections

California wood-destroying pest reports distinguish Section 1 findings—evidence of active infestation, infection or resulting damage—from Section 2 conditions that may lead to problems. Section 2 is not a prediction that damage will occur, and the section number alone does not determine who must pay.

Check the date too. A four-month-old report records what was observed then. Ask about changes, subsequent repairs and documentation.

Do not overlook the sewer lateral

Requirements vary across East Bay jurisdictions. EBMUD’s regional program and local city programs may require compliance documentation connected with a sale. Identify the applicable authority, existing certificate and responsibility for outstanding work rather than assuming a general home inspection covers it.

There is also a specific local change worth checking: Oro Loma Sanitary District’s point-of-sale sewer-lateral program took effect August 1, 2026. For a property in that district, confirm the certificate requirement and any approved extension before setting the closing plan. The sewer provider’s boundary—not simply the city name—determines which program applies.

An independent inspection may cost little relative to a $750,000–$3 million purchase. The scope and usefulness matter more than treating a small inspection fee as the saving.

Your agent should help turn a large report package into a clear investigation plan.

I would be pleased to explain how I approach that review. You can see whether the preparation and attention are what you would want before deciding on representation.