Whitaker Home Inspections

​Lee Whitaker / Certified Home Inspector




Full thorough inspection and detailed photo filled narrative report. 

Services included below.

Foundation, Basement and Under-Floor Areas

1. Foundation System

2. Floor Framing System

3. Under-Floor Ventilation

4. Foundation Anchoring and cripple Wall Bracing

5. Wood Separation from Soil

6. Insulation


1. Surface Grade directly adjacent to the Buildings

2. Doors and Windows

3. Attached Decks, Porches, Patios, Balconies, Steps, Stairways, and their Enclosures

4. Wall Cladding and Trim

5. Portions of Walkways and Driveways that are adjacent to the Buildings

Roof Covering

1. Covering

2. Drainage

3. Flashings

4. Penetrations

5. Skylights

Attic Areas and Roof Framing

1. Framing

2. Ventilation

3. Insulation


1. Water supply piping

2. Drain, waste, and vent piping

3. Faucets and fixtures

4. Fuel gas piping

5. Water heaters

6. Functional flow and functional drainage


1. Service equipment

2. Electrical panels

3. Circuit wiring

4. Switches, receptacles, outlets, and lighting fixtures

Heating and Cooling

1. Heating Equipment

2. Central Cooling Equipment

3. Energy Source and Connections

4. Combustion Air and Exhaust Vent Systems

5. Condensate Drainage

6. Conditioned Air Distribution Systems

Fireplaces and Chimneys

1. Chimney Exterior

2. Spark Arrester

3. Firebox

4. Damper

5. Hearth Extension

Building Interior

1. Walls, Ceilings, and Floors

2. Doors and Windows

3. Stairways, Handrails, and Guardrails

4. Permanently Installed Cabinets

5. Permanently Installed Cook-Tops, Mechanical Range Vents, Ovens, Dishwashers, and Food Waste Disposers

6. Absence of Smoke Alarms

7. Vehicle Doors and Openers

What our customers are saying

Very thorough inspection, and was able to fit us in at the last minute! Highly recommend.

Jennifer B. 

Mr. Whitaker is a down to earth professional and his work is so thorough! He took many pictures of the single family home we are buying. His write up was well written and easy to read and follow. As the buyer I felt our money was well spent. He is a solid professional with a calm personality who pointed various things out to the seller and myself at the same time as his inspection and it was also all included in his write up. His fee was quite reasonable and I would not hesitate to use him again as a buyer or a seller. He has an extensive set of skills and experience that include being an engineer, arborist and years of general contract work.

Emily R. 

CALL NOW  530-457-7400


Home Inspection

Property Inspection

Real Estate Inspection

Certified Home Inspection

Certified Property Inspection

New Home Inspection

New Property Inspection

New Construction Inspection

Pre-drywall Inspection

Pre-Final Inspection

Final Inspection

Manufactured Home Inspection

Mobile Home Inspection

Apartment Inspection

Condo Inspection

Condominium Inspection

Duplex Inspection

Triplex Inspection

Townhome Inspection

Townhouse Inspection

Apartment Building Inspection

Condominium Building Inspection

Multi-Unit Inspection

Multi-Unit Building Inspection

Additional Building Inspection

Granny Flat Inspection

Additional Unit Inspection

Foundation Inspection

Roof Inspection

Structural Inspection

HVAC System Inspection

Heating System Inspection

Air Conditioning System Inspection

Electrical System Inspection

Electrical Panel Inspection

Plumbing System Inspection

Roof System Inspection

Structural System Inspection

Interior Inspection

Exterior Inspection

Attic Inspection

Pest Inspection

Under-Floor Inspection

Garage Inspection

Basement Inspection

Kitchen Inspection

Appliance Inspection

Bathroom Inspection

Detached Garage Inspection


Monday - Friday        8am - 9pm

Saturday                    9am - 9pm

Sunday                     10am - 8pm


[email protected]


Part I. Definitions and Scope of Inspection

These Standards of Practice provide guidelines for a real estate inspection and define certain terms relating to these inspections. Italicized words in these Standards are defined in Part IV, Glossary of Terms.

A. A real estate inspection is a survey and basic  operation of the systems and components of a building which can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action which may result in

damage to the property or personal injury to the Inspector. The purpose of the inspection is to provide the Client with information regarding the general condition of the building(s). Cosmetic and aesthetic conditions shall not be considered.

B. A real estate inspection report provides  written documentation of material defects discovered in the inspected building's systems and components which, in the opinion of the Inspector, are safety hazards, are not functioning properly, or appear to be at the ends of their service lives.

The report may include the Inspector's recommendations for correction or further evaluation.

C. Inspections performed in accordance with  these Standards of Practice are not technically exhaustive and shall apply to the primary building and its associated primary parking structure.

Part II. Standards of Practice

A real estate inspection includes the readily  accessible systems and components or a representative number of multiple similar components listed in SECTIONS 1 through 9 subject to the limitations, exceptions, and exclusions in Part III.

SECTION 1 - Foundation, Basement and Under-Floor Areas

A. Items to be inspected:  

1. Foundation system  

2. Floor framing system

3. Under-floor ventilation

4. Foundation anchoring and cripple wall bracing

5. Wood separation from soil

6. Insulation

B. The Inspector is not required to:  

1. Determine size, spacing, location or adequacy of foundation bolting/bracing components or reinforcing systems

2. Determine the composition or energy rating of insulation materials

SECTION 2 - Exterior

A. Items to be inspected:  

1. Surface grade directly adjacent to the  buildings

2. Doors and windows

3. Attached decks, porches, patios, balconies, stairways, and their enclosures

4. Wall cladding and trim

5. Portions of walkways and driveways that are adjacent to the buildings

B. The Inspector is not required to:  

1. Inspect door or window screens, shutters,  awnings, or security bars

2. Inspect fences or gates or operate automated door or gate openers or

their safety devices

3. Use a ladder to inspect systems or components

SECTION 3 - Roof Covering  

A. Items to be inspected:      

1. Covering    

2. Drainage

3. Flashings

4. Penetrations

5. Skylights

B. The Inspector is not required to:   

1. Walk on the roof surface if in the opinion of  the Inspector there is a risk of damage or a hazard to the Inspector

2. Warrant or certify that roof systems, coverings or components are free from leakage

SECTION 4 - Attic Areas and Roof Framing

A. Items to be inspected:  

1. Framing  

2. Ventilation

3. Insulation

B. The Inspector is not required to:  

1. Inspect mechanical attic ventilation systems  or components

2. Determine the composition or energy rating of insulation materials

SECTION 5 - Plumbing

A. Items to be inspected:  

1. Water supply piping  

2. Drain, waste, and vent piping

3. Faucets and fixtures

4. Fuel gas piping

5. Water heaters

6. Functional flow and functional drainage

B. The Inspector is not required to:  

1. Fill any fixture with water or inspect overflow drains or drain-stops, or evaluate backflow devices, waste ejectors, sump pumps, or drain line cleanouts

2. Inspect or evaluate water temperature balancing devices, temperature

fluctuation, time to obtain hot water, water circulation, or solar heating

systems or components

3. Inspect whirlpool baths, steam showers, or sauna systems or


4. Inspect fuel tanks or determine if the fuel gas system is free of leaks

5. Inspect wells or water treatment systems

SECTION 6 - Electrical

A. Items to be inspected:  

1. Service equipment  

2. Electrical panels

3. Circuit wiring

4. Switches, receptacles, outlets, and lighting fixtures

B. The Inspector is not required to:  

1. Operate circuit breakers or circuit interrupters

2. Remove cover plates

3. Inspect de-icing systems or components

4. Inspect private or emergency electrical supply systems or components

SECTION 7 - Heating and Cooling

A. Items to be inspected:  

1. Heating equipment  

2. Central cooling equipment

3. Energy source and connections

4. Combustion air and exhaust vent systems

5. Condensate drainage

6. Conditioned air distribution systems

B. The Inspector is not required to:  

1. Inspect heat exchangers or electric heating  elements

2. Inspect non-central air conditioning units or evaporative coolers

3. Inspect radiant, solar, hydronic, or geothermal systems or components

4. Determine volume, uniformity, temperature, airflow, balance, or leakage of any air distribution system

5. Inspect electronic air filtering or humidity control systems or components

SECTION 8 - Fireplaces and Chimneys

A. Items to be inspected:  

1. Chimney exterior 

2. Spark arrester

3. Firebox

4. Damper

5. Hearth extension

B. The Inspector is not required to:  

1. Inspect chimney interiors 

2. Inspect fireplace inserts, seals, or gaskets

3. Operate any fireplace or determine if a fireplace can be safely used

SECTION 9 - Building Interior

A. Items to be inspected:  

1. Walls, ceilings, and floors 

2. Doors and windows

3. Stairways, handrails, and guardrails

4. Permanently installed cabinets

5. Permanently installed cook-tops, mechanical range vents, ovens, dishwashers, and food waste disposers

6. Absence of smoke alarms

7. Vehicle doors and openers

B. The Inspector is not required to:  

1. Inspect window, door, or floor coverings 

2. Determine whether a building is secure from unauthorized entry

3. Operate or test smoke alarms or vehicle door safety devices

4. Use a ladder to inspect systems or components

Part III. Limitations, Exceptions, and Exclusions

A. The following are excluded from a real estate inspection:

1. Systems or components of a building, or  portions thereof, which are not

readily accessible, not permanently installed, or not inspected due to circumstances beyond the control of the Inspector or which the Client has

agreed or specified are not to be inspected

2. Site improvements or amenities, including, but not limited to; accessory buildings, fences, planters, landscaping, irrigation, swimming pools, spas, ponds, waterfalls, fountains or their components or accessories

3. Auxiliary features of appliances beyond the appliance's basic function

4. Systems or components, or portions thereof, which are under ground, under water, or where the Inspector must come into contact with water

5. Common areas as defined in California Civil Code section 1351, et seq., and any dwelling unit systems or components located in common areas

6. Determining compliance with manufacturers' installation guidelines or specifications, building codes, accessibility standards, conservation or energy standards, regulations, ordinances, covenants, or other restrictions

7. Determining adequacy, efficiency, suitability, quality, age, or remaining life of any building, system, or component, or marketability or advisability of purchase

8. Structural, architectural, geological, environmental, hydrological, land

surveying, or soils-related examinations

9. Acoustical or other nuisance characteristics of any system or component of a building, complex, adjoining property, or neighborhood

10..Conditions related to animals, insects, or other organisms, including fungus and mold, and any hazardous, illegal, or controlled substance, or the damage or health risks arising there from

11. Risks associated with events or conditions of nature including, but not limited to; geological, seismic, wildfire, and flood

12. Water testing any building, system, or component or determine leakage in

shower pans, pools, spas, or any body of water

13. Determining the integrity of hermetic seals at multi-pane glazing

14. Differentiating between original construction or subsequent additions or


15. Reviewing information from any third-party, including but not limited to; product defects, recalls, or similar notices

16. Specifying repairs/replacement procedures or estimating cost to correct

17.Communication, computer, security, or low-voltage systems and remote, timer, sensor, or similarly controlled systems or components

18. Fire extinguishing and suppression systems and components or determining fire resistive qualities of materials or assemblies

19. Elevators, lifts, and dumbwaiters

20.Lighting pilot lights or activating or operating any system, component, or appliance that is shut down, unsafe to operate, or does not respond to normal user controls

21.Operating shutoff valves or shutting down any system or component

22.Dismantling any system, structure, or component or removing access Panels other than those provided for homeowner maintenance

B. The Inspector may, at his or her discretion: 

1. Inspect any building, system, component,  appliance, or improvement not included or otherwise excluded by these Standards of Practice. Any such inspection shall comply with all other provisions of these Standards.

2. Include photographs in the written report or take photographs for Inspector's reference without inclusion in the written report. Photographs may not be used in lieu of written documentation.

Part IV. Glossary of Terms

"NOTE: All definitions apply to derivatives of  these terms when italicized in the text.

Appliance: An item such as an oven, dishwasher, heater, etc. which performs a specific function

Building: The subject of the inspection and its primary parking structure

Component: A part of a system, appliance, fixture, or device

Condition: Conspicuous state of being

Determine: Arrive at an opinion or conclusion pursuant to a real estate inspection

Device: A component designed to perform a particular task or function

Fixture: A plumbing or electrical component with a fixed position and function Function: The normal and characteristic purpose or action of a system, component, or device

Functional Drainage: The ability to empty a plumbing fixture in a reasonable time

Functional Flow: The flow of the water supply at the highest and farthest fixture from the building supply shutoff valve when another fixture is used simultaneously

Inspect: Refer to Part I, "Definition and Scope", Paragraph A

Inspector: One who performs a real estate inspection

Normal User Control: Switch or other device that activates a system or component and is provided for use by an occupant of a building

Operate: Cause a system, appliance, fixture, or device to function using normal user controls

Permanently Installed: Fixed in place, e.g. screwed, bolted, nailed, or glued Primary Building: A building that an Inspector has agreed to inspect

Primary Parking structure: A building for the purpose of vehicle storage associated with the primary building

Readily Accessible: Can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action which may harm persons or property

Real Estate Inspection: Refer to Part I, "Definitions and Scope", Paragraph A Representative Number: Example, an average of one component per area for multiple similar components such as windows, doors, and electrical outlets

Safety Hazard: A condition that could result in significant physical injury

Shut Down: Disconnected or turned off in a way so as not to respond to normal user controls

System: An assemblage of various components designed to function as a whole Technically Exhaustive: Examination beyond the scope of a real estate inspection, which may require disassembly, specialized knowledge, special

equipment, measuring, calculating, quantifying, testing, exploratory probing, research, or analysis