What I Look For That Other Inspectors Miss

Wiki Article

Nathan Sewell January 2025 8 min read

LA Building Inspections & Compliance

(626) 214-5929 Schedule Inspection

Architecture school teaches you to think in systems. A building isn't just a collection of partsâ€”it's an integrated machine where everything affects everything else. Water, air, heat, structure, and human behavior all interact in ways that aren't obvious if you're only checking whether individual components function.

Most inspection training focuses on identifying defects: Is this thing broken? Does it work? That's the right question for many issues. But it's not the only question.

I'm also asking: Was this built correctly? Does it match the original design intent? Has something been modified in a way that creates hidden problems? Is there a permit history that tells a different story than what I'm seeing?

Structural Thinking

When I walk into a room, I'm reading the structure. I can look at a ceiling and see where loads should be transferring. I can look at a wall and tell you whether it's likely load-bearing. I can see where a roof addition wasn't properly tied into the existing structure.

What This Catches

Removed load-bearing walls: The most common structural issue I find in LA houses. Someone wanted an open floor plan and removed a wall without understanding (or caring) that it was holding up the roof or second floor. The signs are there if you know how to read themâ€”sagging ceilings, cracked drywall in specific patterns, doors that won't close properly.
Improper additions: Room additions that weren't properly connected to the existing structure. I look at where the addition meets the original houseâ€”the roof line, the foundation connection, how headers were (or weren't) installed.
Foundation issues: Not just "is there a crack?" but "what does this crack pattern tell me?" Horizontal cracks mean something different than vertical cracks. Stair-step cracks in masonry tell a story about soil movement. I can often tell you what's happening underneath a house by reading signs on the surface.

Case Study — The Sagging Ceiling That Told a Story

A buyer's standard inspection noted "minor ceiling imperfections" in the living room. When I looked at the same ceiling, I saw a classic pattern: a horizontal line of depression running perpendicular to the ceiling joists. That's not settling. That's a removed load-bearing wall. The previous owners had opened up the kitchen-living room without proper engineering. The ceiling was slowly deflecting, and eventually, without correction, it was going to fail. A $50,000+ problem that got noted as "minor."

The Permit Question

Standard inspections test function. They don't research permits.

I include permit research in my inspections because I've seen too many buyers discover expensive problems after closing. That gorgeous bathroom remodel? Done without permits, with plumbing that doesn't meet code. The finished garage that's now a "bonus room"? Never permitted, and the electrical was run by someone who shouldn't have been touching wires.

What Permit Research Reveals

Work done without required permits (creates legal and safety issues)
Permits pulled but never finaled (work was never inspected)
Permit history that doesn't match what's actually built
Original construction that was never properly inspected
Red flags for future sale complications

Yes, pulling permit history takes time. Yes, interpreting it requires understanding what work requires permits. That's exactly why most inspectors don't do itâ€”and exactly why I do.

The Permit Truth
Approximately 40% of LA properties I inspect have some form of unpermitted work. Not all of it is problematic. But discovering it during your inspection is better than discovering it when you try to sell, refinance, or make an insurance claim.

Systems Integration

Buildings are systems, not collections of parts. What happens in the attic affects the walls. What happens with drainage affects the foundation. What happens with electrical load affects fire risk.

Examples of Systems Thinking

Moisture paths: I don't just look for water damageâ€”I trace where water is coming from and where it's going. A stain on a ceiling might be from a roof leak, a plumbing leak, condensation from an HVAC issue, or moisture migration from inadequate ventilation. The fix is completely different depending on the cause.
Ventilation patterns: Older LA houses often have inadequate attic ventilation. This causes heat buildup that damages roofing, encourages moisture problems, and increases cooling costs. I check soffit vents, ridge vents, and ventilation ratiosâ€”not just "is there a vent?"
Electrical evolution: Many LA houses have been modified over decades, with electrical added in layers. Original knob-and-tube, 1960s updates, 1990s additions, DIY outlets added last year. I trace how the system has evolved and identify where layers create problems.

Pattern Recognition

After hundreds of inspections, you develop pattern recognition that goes beyond training. You see the same problems repeatedly and start recognizing the signatures of specific issues.

Patterns I Watch For

1950s-1960s LA construction patterns: Post-and-pier foundations with specific failure modes. Original single-pane windows with particular weathering patterns. Plumbing from that era with known materials issues.
Flip house signatures: Cosmetic updates that hide problems. New flooring laid over water-damaged subfloor. Fresh paint covering cracks. New fixtures on old, undersized plumbing.
DIY electrical tells: Outlets installed upside down (ground up vs. ground down). Romex stapled incorrectly. Junction boxes hidden behind drywall. Extension cords used as permanent wiring.
Water damage archaeology: Stains that have been painted over. Drywall replaced in suspiciously perfect patches. Baseboards that don't match the rest of the room. New flooring in just one section.

Real Examples From Recent Inspections

Case Study — The Bathroom That Shouldn't Exist

Beautiful half-bath on the first floor of a 1955 ranch. Previous inspection noted "functional bathroom, normal condition." I noticed the drain line ran through the foundation at an unusual angle. Permit search: no permits for any bathroom work. Further investigation: the bathroom was added in the 1980s with improper drainage that connected to the septic system in a way that violated code. The new owners would have inherited a plumbing nightmare.

Case Study — The Deck That Was Waiting to Fall

Second-story deck off the master bedroom. Standard inspection: "Deck appears functional, recommend regular maintenance." What I saw: The ledger board (the piece that connects the deck to the house) was attached with nails, not through-bolts or lag screws. The flashing was installed incorrectly, allowing water behind the ledger. The wood had early signs of rot that weren't visible without knowing where to look. This is the exact failure mode of the Berkeley balcony collapse. I recommended immediate engineering evaluation.

Case Study — The HVAC System That Didn't Add Up

Nice townhome with a recent HVAC replacement. Previous inspection noted "new HVAC system, normal operation." What I noticed: The system was significantly oversized for the space. Permit search showed a 3-ton unit permitted, but a 5-ton unit was installed. Oversized units short-cycle, don't dehumidify properly, wear out faster, and cost more to operate. The installer either made a mistake or intentionally upsoldâ€”and the building department never caught it because the final inspection was never done.

What This Means for You

I'm not trying to scare you with horror stories. Most houses are basically fine. Most renovations were done reasonably well. Most inspections catch most problems.

But if you're making a six-figure or seven-figure investment in LA real estate, "most" isn't good enough. You want someone who's going to catch the things that standard inspections missâ€”not because other inspectors are bad, but because they're trained to ask different questions.

I think in systems. I research permits. I read structures. I recognize patterns from hundreds of inspections. And I write reports that explain not just what's wrong, but why it matters and what to do about it.

That's what an architecture background brings to home inspection. It's not magicâ€”it's just a different way of seeing buildings.

Nathan Sewell
LA Building Inspections & Compliance
Certified home inspector with an architecture background, specializing in structural assessment, permit research, and thorough property inspections throughout Los Angeles County.

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