What California requires
- A home inspection report clearly describes and identifies the inspected systems, structures or components of the dwellingCal. Bus. & Prof. Code s. 7195 (c)
- The report identifies any material defects: conditions that significantly affect the value, desirability, habitability or safety of the dwelling (style or aesthetics are not defects)Cal. Bus. & Prof. Code s. 7195 (b), (c)
- The report gives any recommendations regarding the conditions observed, or recommendations for evaluation by appropriate personsCal. Bus. & Prof. Code s. 7195 (c)
- Where the dwelling has a pool or spa, the report identifies which of the seven drowning prevention safety features of Health and Safety Code 115922 (a) it is equipped with, states specifically if it has fewer than two, and says whether the features are in place, in good repair, operable as designed and, if applicable, appropriately labeledCal. Bus. & Prof. Code s. 7195 (a) (2), (c) · Cal. Health & Safety Code s. 115922 (a)
- Where the dwelling has a pool or spa, the report includes a written statement that a pool isolation fence (Health and Safety Code 115923) is the most studied and effective drowning prevention safety feature for preventing a child from reaching a pool or spa unsupervised, according to the American Academy of Pediatrics' 2019 policy statementCal. Bus. & Prof. Code s. 7195 (c) · Cal. Health & Safety Code s. 115923
- If any shade of yellow corrugated stainless steel tubing is observed, the report includes the observation and the statute's bonding and grounding notification word for wordCal. Bus. & Prof. Code s. 7196.2 (SB 988, Stats. 2018 ch. 225)
- A home inspector may not give an opinion of valuation on a propertyCal. Bus. & Prof. Code s. 7195.7 (AB 1018, Stats. 2019 ch. 267)
- A home inspection is a noninvasive, physical examination, for a fee and in connection with a transfer, of the mechanical, electrical or plumbing systems or the structural and essential components of a dwelling of one to four units, designed to identify material defects; on request it may include energy efficiency itemsCal. Bus. & Prof. Code s. 7195 (a) (1), (3)
- A home inspector who is not a licensed general contractor, structural pest control operator or architect, or a registered professional engineer, must inspect with the degree of care a reasonably prudent home inspector would exercise; a contract clause that waives that duty or limits liability to the inspection fee is invalid, and a suit must start within four years of the inspectionCal. Bus. & Prof. Code ss. 7196, 7198, 7199
- It is an unfair business practice for a home inspector or their company to offer repairs, for an extra fee, on a structure they reported on in the past 12 months, to inspect property they have an interest in, to pay owners, brokers or agents for referrals, or to accept an inspection whose fee depends on the findings or the close of escrowCal. Bus. & Prof. Code s. 7197 (a)
What a California home inspection report must contain
The report clearly describes and identifies the systems, structures and components inspected, any material defects found, and any recommendations about the conditions observed or for evaluation by appropriate persons.
A material defect is a condition that significantly affects the value, desirability, habitability or safety of the dwelling. Style and aesthetics never make something defective. The inspection itself is noninvasive and physical, for a dwelling of one to four units being sold or otherwise transferred, and on the client's request it can add energy efficiency items such as insulation R-values, window panes and frames, and the heating, cooling and water heating systems.
Pools and spas: the seven drowning prevention features
When the home has a pool or spa, the report identifies which of the seven drowning prevention safety features in Health and Safety Code section 115922 it has: an isolating enclosure, removable mesh fencing with a self-closing, self-latching gate, a safety pool cover, exit alarms on doors and windows that open onto the pool, self-closing and self-latching devices on those doors with the release at least 54 inches up, an alarm in the water, and other independently verified protection. For each one present, the report says whether it is in place, in good repair, operable as designed and, if applicable, labeled. If the pool or spa has fewer than two, the report must say so specifically.
The report must also include a written statement that a pool isolation fence is the most studied and effective drowning prevention feature for keeping a child from reaching a pool or spa unsupervised, according to the American Academy of Pediatrics' 2019 policy statement. The law does not ask you to decide whether a feature meets its ASTM or ASME specification.
Yellow CSST: the required notice
If you see any shade of yellow corrugated stainless steel tubing, the flexible gas line, the report must include that observation and the statute's notice, word for word, that manufacturers believe the tubing is safer if properly bonded and grounded and that only a licensed electrical contractor can determine proper bonding and grounding. Unlike some states, California's rule does not depend on the home's age.
No valuations, and the business rules
A home inspector may not give an opinion of the property's value. It is an unfair business practice to offer repairs for an extra fee on a home you reported on in the past 12 months, to inspect property you have an interest in, to pay owners, brokers or agents for referrals, or to take an inspection whose fee depends on the findings or the close of escrow.
Inspectors owe the care a reasonably prudent home inspector would exercise. A contract clause waiving that duty or limiting liability to the fee is invalid, and a claim must be brought within four years of the inspection.
From field notes to a finished California report
Note whether there is a pool or spa and which safety features you saw, and say where gas lines are yellow CSST. ReportDraft adds a pool safety section with all seven features, marks the ones that are not present, flags a pool with fewer than two, prints the isolation fence statement at the end, writes the CSST notice word for word, and keeps any opinion of value out of the report.
Common mistakes
- Skipping the pool and spa safety features, or not saying that a pool has fewer than two.
- Leaving out the isolation fence statement when there is a pool or spa.
- Paraphrasing the CSST notice instead of using the statute's words.
- Calling a cosmetic or style issue a material defect.
- Commenting on the home's value or price.
Sources
- Cal. Bus. & Prof. Code s. 7195 (c), checked October 10, 2026
- Cal. Bus. & Prof. Code s. 7195 (b), (c), checked October 10, 2026
- Cal. Bus. & Prof. Code s. 7195 (a) (2), (c), checked October 10, 2026
- Cal. Health & Safety Code s. 115922 (a), checked October 10, 2026
- Cal. Health & Safety Code s. 115923, checked October 10, 2026
- Cal. Bus. & Prof. Code s. 7196.2 (SB 988, Stats. 2018 ch. 225), checked October 10, 2026
- Cal. Bus. & Prof. Code s. 7195.7 (AB 1018, Stats. 2019 ch. 267), checked October 10, 2026
- Cal. Bus. & Prof. Code s. 7195 (a) (1), (3), checked October 10, 2026
- Cal. Bus. & Prof. Code ss. 7196, 7198, 7199, checked October 10, 2026
- Cal. Bus. & Prof. Code s. 7197 (a), checked October 10, 2026
Last reviewed October 10, 2026. Next review due January 10, 2027. This page explains published rules to help you write your report. It is not legal advice; the official text linked above governs.