All Types of Home Inspections OC Buyers Should Order

General inspection pest roof sewer and HVAC inspections explained with costs and what each reveals.

By Shasta Greene · March 5, 2026 · 6 min read

Buying a home in Orange County is one of life's biggest decisions. A thorough inspection protects your investment and reveals hidden issues before closing. Understanding which inspections matter most—and what they cost—empowers you to make confident offers and negotiate effectively.

The General Home Inspection

This is your foundation. A licensed inspector examines structure, roof, plumbing, electrical, HVAC, and interior systems. They'll crawl the attic, check foundations, and test appliances. In Orange County, expect to pay $400–$600. It typically takes 2–3 hours and reveals major concerns like water damage, foundation cracks, or outdated wiring before you commit.

• Covers structural integrity and major systems
• Cost: $400–$600 in OC
• Identifies deal-breakers and negotiation points
• Often required by lenders

Pest and Termite Inspection

Orange County's warm climate attracts termites, beetles, and wood-boring pests. This specialized inspection looks for active infestations and previous damage. Cost runs $75–$150. Finding termite damage early can save thousands in structural repairs. Lenders often require this before approval, making it non-negotiable in most OC purchases.

• Detects termites, beetles, and wood damage
• Cost: $75–$150
• Critical in Southern California's climate
• Usually lender-required

Roof, Sewer, and HVAC Inspections

These specialized inspections target high-cost systems. Roof inspections ($200–$400) assess shingles, flashing, and remaining lifespan—crucial in sunny OC. Sewer inspections ($300–$500) use cameras to check for root intrusion or breaks. HVAC inspections ($150–$300) ensure your heating and cooling systems function properly and won't need immediate replacement.

• Roof: lifespan, damage, replacement costs
• Sewer: blockages, roots, structural integrity
• HVAC: efficiency, repair needs, age assessment
• Combined cost: $650–$1,200

Smart buyers order inspections strategically. Start with a general inspection, then add specialized inspections based on the home's age, location, and condition. This layered approach gives you clarity, confidence, and leverage in negotiations—essential in Orange County's competitive market.

Shasta Greene is an Orange County, California real estate advisor and REALTOR®, DRE #02174153.