Selling in the Inner Sunset and want fewer surprises once you’re in escrow? With many early and mid‑20th‑century homes in this neighborhood, buyers, lenders, and insurers tend to look closely at roofs, foundations, pests, sewer laterals, and major systems. You can stay in control by checking these items before you list. This guide gives you a clear, local checklist, who to hire, when to schedule, and practical ways to handle findings. Let’s dive in.
Why pre-sale inspections matter in Inner Sunset
Inner Sunset homes often date back decades, with wood‑framed construction and features from earlier eras. Age alone can lead to roof wear, older wiring, galvanized plumbing, and unreinforced chimneys that show up during buyer inspections. San Francisco’s seismic context means buyers and lenders pay close attention to foundations, anchoring, cripple walls, and soft‑story conditions. Local agencies also expect proper permits and documentation, so permit history and sewer lateral condition are common diligence items.
Proactive inspections help you reduce renegotiations, price more accurately, and move through underwriting with fewer delays.
Your Inner Sunset pre-sale inspection checklist
Roof and attic
- What to check: roof age and covering condition, flashing, broken tiles or shingles, gutters and downspouts, and signs of leaks. In the attic, look for staining, active leaks, ventilation issues, insulation levels, and evidence of pest entry.
- Why it matters: roof defects often trigger repair requests or credits. A written roofer report and estimate help you set expectations.
- Typical action: schedule a licensed roofer to inspect, and include a quick attic check at the same visit. Obtain estimates for repairs or replacement if needed.
Foundation and structure
- What to check: visible cracking, settlement, leaning walls, crawlspace moisture or rot, anchor bolts, cripple walls, unreinforced masonry chimneys, and any soft‑story conditions.
- Why it matters: structural questions can affect insurability and lender approval. Buyers may request an engineer’s opinion.
- Typical action: let a general home inspector flag concerns, then bring in a licensed structural engineer for an opinion letter and suggested remedies where needed.
Pest and wood-destroying organisms (WDO)
- What to check: active termites, dry rot, carpenter ants or beetles, and any wood‑to‑soil contact or moisture conditions that invite infestation.
- Why it matters: WDO issues nearly always lead to treatment and repair requests. Many lenders ask for a WDO report.
- Typical action: hire a licensed structural pest inspector to issue a WDO report. If activity or damage is present, gather treatment and repair estimates, plus documentation after work is completed.
Sewer lateral
- What to check: the private sewer line from the building to the street main. Look for root intrusion, breaks, offsets, and collapsed sections. Older materials like clay and cast iron are common and can fail.
- Why it matters in San Francisco: property owners are responsible for private laterals, and buyers and lenders increasingly expect a video inspection and needed repairs before closing. Requirements and programs can evolve, so confirm the latest guidance.
- Typical action: order a CCTV video inspection by a licensed plumber. Use written findings to budget for clearing, spot repairs, lining, or replacement if necessary.
Major systems: electrical, plumbing, HVAC, and safety
- Electrical: identify older wiring types such as knob‑and‑tube, overloaded or outdated panels, lack of grounding, and insufficient circuits. Some specific panel brands are known for issues. A licensed electrician can prioritize safety fixes and provide documentation.
- Plumbing: check for galvanized supply pipes, leaks at fixtures, weak water pressure, and water heater age and seismic strapping. A plumber can advise on targeted replacements.
- HVAC: many SF homes rely on older boilers, furnaces, or wall heaters. Confirm safe operation and carbon monoxide clearances for gas appliances, and collect service records.
- Safety systems: verify that smoke and carbon monoxide detectors meet current requirements and function properly.
Why these matter: deficiencies in major systems are frequent negotiation points and can slow or derail financing if not addressed.
Site, drainage, and exterior safety
- What to check: grading and downspout discharge, retaining walls, stairs and railings, decks and porches, and exterior paint and trim.
- Why it matters: water management and trip hazards are common inspection comments. Fixing simple items early reduces buyer objections later.
Who to hire and when
Core pre-listing reports
- General home inspection to surface issues across systems.
- Roof inspection if age or condition is uncertain.
- Structural engineer evaluation when the inspector flags foundation or structural items.
- Licensed structural pest inspection for a full WDO report.
- Sewer lateral CCTV inspection by a plumber experienced with San Francisco conditions.
- Targeted electrician and HVAC inspections when age or safety concerns are likely.
Qualified professionals
- Home inspectors who follow ASHI or InterNACHI standards.
- Licensed structural engineers for structural opinions.
- Licensed pest control operators for WDO reports and treatments.
- Licensed plumbers, electricians, and HVAC technicians for specialized evaluations and estimates.
Timing
- Order inspections 2 to 6 weeks before listing. This gives you time to review results, get bids, complete priority repairs, and gather documentation for disclosures.
Approximate cost ranges
- General home inspection: about $300 to $700, depending on size and age.
- Roof inspection: about $150 to $400. Replacement costs vary widely.
- WDO inspection: about $75 to $300 for the report. Treatment and repairs are extra.
- Sewer lateral CCTV: about $150 to $600.
- Structural engineer consultation: about $800 to $2,500 or more, depending on scope.
- Repairs: small items often cost hundreds to low thousands. Major foundation work or lateral replacement can run several thousand to tens of thousands. Use local contractor bids for accuracy.
Permits, disclosures, and escrow in San Francisco
- Seller disclosures: California requires the Transfer Disclosure Statement and other statutory disclosures. If your pre‑listing inspections uncover issues, disclose them. Documentation of completed repairs and warranties can reduce later claims.
- WDO and lender expectations: many lenders request WDO inspections during underwriting. Having the report up front helps avoid last‑minute financing delays.
- Sewer laterals and local programs: owners are responsible for private laterals. Local rules and enforcement can evolve. Confirm current guidance with the city and coordinate with your listing agent and escrow officer.
- Permits and permit history: check your San Francisco Department of Building Inspection records. Unpermitted work can become a negotiation point. Consider documenting permits or disclosing known unpermitted work in writing.
- Safety and code basics: confirm smoke and CO alarms and water heater seismic strapping align with current local requirements. Address noted deficiencies before you go live.
Strategies to keep deals on track
- Decide your approach after inspections:
- Make repairs before listing and share invoices and certificates in your disclosure packet.
- Price the property to reflect deferred maintenance and present all inspection reports to buyers.
- Offer a targeted seller credit or escrow holdback for specific repairs when time or permits are limiting factors.
- Fully disclose and let buyers handle repairs during escrow if you prefer, understanding the higher negotiation risk.
- Prioritize deal‑stoppers: active termites, major roof leaks, sewer lateral breaks, and electrical safety hazards tend to trigger the largest objections.
- Document everything: keep permits, receipts, and warranties together. Organized documentation builds buyer confidence and speeds underwriting.
- Involve specialists when needed: structural engineers for structural items, licensed pest control for WDO, and qualified plumbers for sewer laterals. Their licensed reports carry weight with lenders and municipalities.
A simple 4-week prep timeline
- Week 1: Book general, roof, WDO, and sewer inspections. Pull your permit history and gather past maintenance records.
- Week 2: Review reports. Order any follow‑up evaluations by specialists. Knock out easy fixes and safety items.
- Week 3: Complete priority repairs or collect bids. Decide on price, repair, or credit strategy. Compile invoices and warranties.
- Week 4: Final service checks for heating and gas appliances, confirm smoke/CO devices and water heater strapping, finalize your disclosure packet, and launch.
Ready to sell with confidence
A focused pre‑sale inspection plan lets you set expectations, price accurately, and keep momentum through escrow. In the Inner Sunset, addressing roof, structure, pests, sewer, and major systems early can prevent stressful renegotiations later. If you want a process‑driven plan, vendor coordination, and polished presentation, reach out to Level Up Group to get started. Schedule a consultation and we’ll tailor this checklist to your home and timeline.
FAQs
Do I need a sewer lateral inspection before selling in San Francisco?
- Requirements can change, and buyers or lenders often expect a CCTV inspection. Check current city guidance and discuss the best approach with your listing agent and escrow officer.
What does a WDO (termite) report include for Inner Sunset homes?
- A licensed structural pest inspector will document active infestation, wood damage like dry rot, and conditions that invite pests, then provide treatment and repair recommendations.
How far in advance should I schedule pre-listing inspections?
- Plan for 2 to 6 weeks before listing to allow time for scheduling, follow‑up evaluations, repairs, and collecting documentation for disclosures.
Will unpermitted work stop my sale in San Francisco?
- Not necessarily, but it often becomes a negotiation point. You should disclose known unpermitted work and be ready to document what was done.
Which fixes have the biggest impact before listing in the Inner Sunset?
- Prioritize active termite treatment, roof leaks, broken sewer laterals, and electrical safety hazards, since these items frequently affect underwriting and buyer confidence.
