You’re under contract on a Morgan Hill home. The inspection is scheduled for Tuesday. You’ll be there for two and a half hours while someone with a flashlight and a clipboard pokes around the house you just agreed to spend $1.3 million on.
Here’s what to pay attention to and what most buyers miss.
What a Standard Home Inspection Covers
A general home inspection in Morgan Hill typically includes the roof, attic, foundation, electrical panel, plumbing, HVAC, water heater, windows, doors, walls, ceilings, floors, kitchen appliances, bathrooms, garage, grading and drainage around the foundation, and the overall structural condition.
What it does NOT include (and most buyers don’t realize this): sewer line, pest/termite, mold, radon, chimney, pool/spa equipment, solar panels, and well water (for San Martin properties). Each of those requires a separate specialist inspection.
Morgan Hill-Specific Issues to Watch For
Foundation: Many Morgan Hill homes sit on expansive clay soil, which shifts with moisture changes. Look for diagonal cracks in stucco or drywall, doors that don’t close properly, and uneven floors. Not every crack is a crisis, but the inspector should note the pattern and severity. If there are signs of settling, a foundation specialist ($300 to $500 for a separate inspection) is worth the money.
Roof age: If the home was built in the 1970s-1990s and has the original roof, it’s on borrowed time. Asphalt shingles last 25 to 30 years in the South Valley. A re-roof runs $10,000 to $20,000, so factor that into your offer if the roof is near end of life.
Electrical panels: Federal Pacific and Zinsco panels (common in 1960s-1980s Morgan Hill homes) are known safety hazards. They have a documented failure rate for circuit breakers that don’t trip during overload. Insurance companies sometimes refuse to cover homes with these panels. Replacement costs $2,000 to $4,000.
Sewer lateral: Morgan Hill homes built before 1970 may have clay sewer pipes that crack and get invaded by tree roots. A sewer camera inspection ($200 to $400) is separate from the general inspection and worth every dollar. Sewer line replacement runs $5,000 to $15,000.
Water heater: Check the data plate for age. If it’s more than 10 years old, budget for replacement soon ($1,500 to $3,000 for tank, $3,500 to $6,000 for tankless).
Pest/termite: The South Valley’s warm climate means active termite populations. A separate pest inspection (free from most pest companies, because they want to sell you the treatment) can reveal damage that the general inspector isn’t qualified to assess. Look for mud tubes along the foundation and soft wood around window frames.
How to Choose a Home Inspector
ASHI or InterNACHI certification. These are the two main professional associations for home inspectors. Membership doesn’t guarantee quality, but it means the inspector passed an exam and follows a standards of practice.
Experience in Morgan Hill specifically. An inspector who works mostly in San Francisco condos will miss things that a South Valley inspector catches by instinct. Older Morgan Hill ranch homes have different issues than newer construction.
The report matters. Ask for a sample report before booking. Good inspectors provide photos with every finding, severity ratings (safety concern vs. maintenance item vs. cosmetic), and estimated costs. Bad ones hand you a checklist with checkmarks.
Be there in person. Don’t just read the report. Walk the inspection with the inspector. Ask questions. Point at things that worry you. The two hours you spend at the inspection will teach you more about the house than anything else in the buying process.
Costs
General home inspection: $400 to $700 depending on home size
Sewer camera inspection: $200 to $400
Pest/termite inspection: Free to $150 (many pest companies do it free)
Foundation specialist: $300 to $500
Roof inspection (separate): $200 to $400
Pool/spa inspection: $150 to $300
Are you a home inspector serving Morgan Hill? Contact [email protected] about our sponsored listing program.
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