After more than a decade working as a home inspector in Northern California, I’ve learned that every house has a story—and my job is to read it accurately, honestly, and without assumptions. People often think inspections are just about checking boxes or confirming that a home is “good” or “bad.” What I’ve discovered is that my work is really about helping buyers understand the house in front of them, not the one they imagined it to be.

One of the first inspections that truly shaped my perspective happened early in my career. A young couple buying their first home followed me around anxiously as I worked through the attic. They were convinced the house was flawless because it “felt right” during the showing. I found signs of past moisture near a roof transition that hadn’t been disclosed. Nothing catastrophic, but enough to warrant repairs. Afterward, the buyers told me they appreciated how calmly I explained the issue without scaring them or sugarcoating anything. That experience taught me that information delivered well is just as important as information discovered.

The Way Homes Change Over Time

One thing I wish more buyers understood is how differently homes age. Two houses built the same year can look nothing alike on inspection day.

I once inspected two mid-century homes in Walnut Creek in the same week. One had been meticulously maintained—clean crawlspace, updated plumbing, well-ventilated attic. The other home, only a block away, had signs of deferred maintenance everywhere: vegetation against the siding, clogged gutters, and oxidation on a panel that probably should’ve been replaced years earlier. Walking through those homes back-to-back reminded me that age is never the full story—care is.

And sometimes, “newer” doesn’t mean “better.” A luxury home I inspected near San Ramon had been remodeled quickly before listing. Everything looked sharp inside, but thermal imaging and moisture readings showed issues behind the newly tiled shower. The buyer was stunned. I wasn’t. Rapid turnarounds often hide the most interesting details.

Mistakes I See Buyers Make During Inspections

One of the biggest mistakes is falling in love with a home before understanding it. I’ve watched buyers panic over minor cosmetic issues while overlooking structural red flags, simply because they were emotionally invested. I’ve also seen the opposite—buyers who assume every problem is catastrophic.

Another mistake is skipping the inspection entirely on competitive offers. Last spring, a buyer waived their inspection contingency to secure a home in Pleasant Hill. They called me months later asking for a post-purchase inspection. The foundation settlement I documented would have changed how they negotiated. It wasn’t irreparable, but it was significant. By then, all the leverage was gone.

Some buyers also don’t ask questions. I encourage people to walk with me, listen, and learn. A home is easier to maintain when you understand how it works.

What Experience Teaches You That Checklists Don’t

A home inspector’s tools matter, but intuition built over years matters more.

I can walk into a house and sense issues long before I pull out instruments. A faint smell near the baseboards tells me to check for moisture intrusion. The pitch of a furnace fan reminds me to look at airflow restrictions. The way windows stick on one side of the house often tells me about differential settling.

Years ago, I inspected a home in Danville where everything passed initial checks. But something about the sloping floors felt off—not dramatically, just subtly inconsistent. That small instinct led me to focus on the crawlspace, where I found early signs of a shifting pier. The seller didn’t mention it because they likely didn’t know. The buyer avoided a future headache because I followed a hunch.

Experience sharpens those instincts.

The Part of the Job That Still Matters Most to Me

After thousands of inspections, what still keeps me invested is the moment when clients feel genuinely informed. Not overwhelmed. Not pressured. Just equipped to make decisions.

One memory stands out: a retiree buying a downsized home in Concord. She told me she hadn’t purchased a property in more than thirty years and felt intimidated by the process. I walked her through each finding and explained what needed urgent attention versus routine upkeep. She later said the inspection was the first moment she felt confident about the move.

That’s the heart of the work. A good home inspector isn’t there to alarm or reassure—they’re there to clarify.

Homes aren’t perfect. They aren’t supposed to be. But with a clear understanding of what’s ahead, buyers can step into ownership with confidence rather than fear.