2026-10-23 · 4 min read · Orange County
Can I Rely on the Seller's Inspection Report When I Buy a Home?
The short answer
Can you rely on the seller's inspection report when you buy a home in Orange County? Use it as a helpful starting point, not a replacement for your own inspection. The seller chose the inspector, the report reflects one day in time, and the inspector's agreement is usually with the person who hired them. Read every report and disclosure the seller provides, then hire your own inspector during your contingency period.
Why Do Sellers Order Their Own Inspections?
Many Orange County sellers order a home inspection, a termite report or other reports before they list. It helps them price the home, plan repairs and share information with buyers up front.
I'm Jeanette Nelson, a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas. When a seller's report is available, I want my buyers to read it early, and then use it to decide what their own inspector should look at most closely.
This article is general information, not legal advice. If you have a question about a specific report or disclosure, please talk with a real estate attorney.
What Does a Seller's Report Tell Me?
A seller's report can be very useful. It may point out a roof that's near the end of its life, an older electrical panel or signs of water. It can help you ask better questions before you write an offer.
California law describes a home inspection, in Business and Professions Code Section 7195, as a noninvasive physical examination of a home's systems and components to identify material defects. The word "noninvasive" matters. The inspector doesn't open walls, so any report covers what could be seen and reached that day.
What Are the Limits of the Seller's Report?
A few things to keep in mind:
- The seller chose the inspector and the scope. The report covers what the seller asked to have inspected.
- It's a snapshot in time. Conditions can change between the seller's inspection and your offer, especially after rain or heavy use.
- The inspector's agreement is usually with the seller. Ask an attorney what that means for you if a problem is missed.
- It may not include specialty checks. A sewer line, chimney, roof or pool inspection may need a separate specialist.
HUD's guide "For Your Protection: Get a Home Inspection" encourages buyers to get their own inspection so they know about the home's condition before they make a financial commitment.
How Do Seller Disclosures Fit In?
Seller reports are separate from the seller's disclosures. California Civil Code Section 1102 sets out the Real Estate Transfer Disclosure Statement for most sales of one to four unit homes.
The statement itself says it is not a warranty by the seller or any agent and is not a substitute for any inspections or warranties the buyer or seller may wish to obtain. The form also tells both parties they may wish to get professional advice and inspections. The California Department of Real Estate's booklet on disclosures includes the full form if you'd like to see it.
So you have three sources of information: what the seller knows and discloses, what the seller's inspector found and what your own inspector finds. You want all three.
What About the Termite Report?
Wood-destroying pest reports work a little differently. The Structural Pest Control Board lets anyone search a property address for wood-destroying organism inspections filed in the last two years. That can show you whether other reports exist on the home.
Your purchase agreement spells out who orders and pays for a termite inspection and any repairs. Read that section carefully before you sign.
How Should I Use the Seller's Report?
- Read it before you write your offer. It can shape your price and terms.
- Hire your own licensed inspector during your inspection contingency period. Your contract sets how many days you have.
- Share the seller's report with your inspector so they know what was already flagged.
- Add specialty inspections if either report suggests one, like a sewer or roof inspection.
- Check permits for this specific property with the city if there are additions or major upgrades.
- Compare the reports and the disclosures. Ask about anything that doesn't match.
You can read more in what to expect at your first home inspection.
Let's Start With a Conversation
If you're looking at a home that comes with seller reports, I'd love to go through them with you and plan your own inspections. Call or text me at 714.366.8575 | DRE: 01397168, or contact me. Jeanette Nelson is a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas.
Frequently asked questions
Should I skip my own inspection if the seller already had one?
That's your decision, and it's one to weigh carefully. HUD encourages buyers to get their own inspection, and your own inspector works for you and covers what you ask them to.
Is the seller's Transfer Disclosure Statement a guarantee?
No. The form says it is not a warranty and is not a substitute for inspections the buyer may wish to obtain.
Can I find other termite reports on the home?
Yes. The Structural Pest Control Board lets you search a property address for wood-destroying organism inspections filed in the last two years.
Does a home inspector look inside the walls?
No. California law describes a home inspection as noninvasive, so it covers what can be seen and reached.
Why does it matter who hired the inspector?
The inspector's agreement is usually with the person who hired them. If you have questions about your rights if something was missed, ask a real estate attorney.