In Los Angeles, as in many other places, there are typically two types of home inspectors: general inspectors and specialized inspectors.

Here's the difference between the two:

General Home Inspector:

• A general home inspector is a professional who is trained and certified to inspect all major components and systems of a residential property.
• They conduct a comprehensive inspection that includes evaluating the condition of the structural elements, electrical systems, plumbing, heating and cooling systems, roofing, insulation, and more.
• General inspectors are usually well-rounded in their knowledge and provide a broad overview of a property's condition.
• They may also identify potential issues or areas that require further evaluation by specialized inspectors.

Specialized Home Inspector:

• A specialized home inspector, also known as a "specialist" or "technician," is a professional who focuses on a specific area or system within a home.
• Specialized inspectors have in-depth knowledge and expertise in their chosen field and can provide a detailed evaluation of that particular component.
• Some common specialized inspectors include roof inspectors, HVAC (Heating, Ventilation, and Air Conditioning) inspectors, electrical inspectors, plumbing inspectors, and termite/pest inspectors.
• If a general inspector identifies a potential issue in a specific area, they may recommend hiring a specialized inspector to provide a more detailed assessment of the problem.

The choice between a general inspector and specialized inspector in Los Angeles (or elsewhere) often depends on the specific needs of the property and the preferences of the buyer or homeowner. In many cases, it's recommended to start with a general home inspection to get an overall view of the property's condition. If any significant issues are found during the general inspection, specialized inspectors can be called in to provide further evaluation and recommendations.

It's essential to hire licensed and qualified inspectors, whether they are general or specialized, to ensure a thorough and accurate assessment of a property's condition. Home inspections are crucial when buying or selling a home, as they can help uncover potential problems and assist in making informed decisions regarding the property.

Clients and agents may feel that general and specialist inspections are redundant. 

Why get a general inspection when you’ll just be referred to someone else for further inspection anyway?

Instead of engaging six experts to conduct inspections, general inspectors are generalists. They will let you know if a specialized inspection is recommended.

General inspectors are compensated with a modest fee to evaluate the primary parts of the property and indicate any areas that could or might not require additional examination, as well as to provide estimates of repairs or replacements for what is visible at the time of inspection.

Buyer Inspections and Investigations are referred to as both general and specialized forms of inspections in both the Residential Purchase Agreement and the Statewide Buyer and Seller Advisory.

Pertinent excerpts from the California Statewide Buyer and Seller Advisory:

BUYER RIGHTS AND DUTIES

You should conduct thorough investigations of the Property both personally and with appropriate professionals.

If professionals recommend further inspections, you should contact qualified experts to conduct such inspections.

5. INSPECTIONS: … the inspector generally does not look behind walls or under carpets, or take equipment apart. Certain items on the Property, such as chimneys and spark arresters, plumbing, heating, air conditioning, electrical wiring, pool and spa, septic system, well, roof, foundation and structural items may need to be inspected by another professional… A general physical inspection typically will not test for mold…

6. MOLD: Mold may be caused by water leaks or other sources of moisture such as, but not limited to, flooding and leaks in windows, pipes and roof. Seller is advised to disclose the existence of any such conditions of which he or she is aware. Buyer should carefully review all of Seller’s disclosures for any indication that any of these conditions exist. It is, however, possible that Mold may be hidden and that Seller is completely unaware of its existence. … If Buyer wants further information, Broker recommends that Buyer have the Property tested for Mold by an environmental hygienist or other appropriate professional during Buyer’s inspection contingency period…

Why don't inspectors offer costs for the suggested improvements during general inspections?

The costs for replacements and repairs in every part of Los Angeles are constantly changing, making it hard for general inspectors to stay on top of every potential flaw that can be discovered during a general house inspection. Electrical, plumbing, foundation, HVAC, and roofing are the five main systems and components, together with the exterior and interior.

Inspectors can give a rough estimate that is either too high or too cheap, scaring away potential buyers or sellers. Encouragement of clients to question personnel who carry out repairs or replacements can frequently reduce the need to cancel a transaction. It is a wise move to look for ideas and alternatives to address any major difficulties in order to keep the agreement on track. (There are several common property problems with numerous common solutions.)

For a real estate investment of hundreds of thousands to multiple millions of dollars, relying on a single set of eyes, one person's examination and views on a single day (that takes 2 to 3 hours, normally) is not sufficient information.

When possible, we like to book these on the same day: Termites, moisture, and mold Sewer line, chimney (if applicable), and general physical inspections.

Why? Because a general inspection doesn’t cover:

1. Moisture intrusion. In Southern California, moisture ingress that causes mold growth and structural damage to wood is a prevalent problem. Taking samples to a certified lab for examination is necessary for testing.

2. Sewer. Without the right tools and knowledge to know what to search for and advise, sewer pipes cannot be spotted.

3. Termites. General inspectors are not permitted to conduct termite inspections. General inspectors are not permitted to use the phrase "termite" in connection with their inspection in California.

4. Chimney. According to the National Fire Protection Agency, a level 2 chimney inspection must be carried out at the time of transfer of ownership. (Level 2 chimney inspections are not performed by general inspectors.)

All of these inspections are separate from having a General Contractor come and consult you on a property, which we would also highly recommend. A General Contractor will not only be able to provide you with estimates that will provide you a more realistic idea of costs, but if you are considering cosmetic updates, remodeling, additions, or other residential projects on a home such as turning a single family into a multi-family, adding an ADU, or a second story, the General Contractor can advise you on which house to choose, what budget you’ll need, and timelines. We noticed that a lot of clients were in need of such a service, which is why we began offering our pre-purchase consultations. Contact us through our “request an estimate” button at the top of this website or call us to find out more.