What’s Included in a Rental Property Inspection (And Why It Matters More Than You Think)

Nathan Sewell January 2026 10 min read

“What do you actually check during an inspection?”

I get this question a lot. Landlords want to know what they’re paying for—and whether it’s going to help them.

The short answer: a thorough rental property inspection evaluates every system that affects habitability, safety, and code compliance. It gives you a documented picture of your property’s condition, identifies issues before they become problems, and provides the evidence you need for everything from RHHP preparation to insurance claims to tenant disputes.

Here’s exactly what’s included—and why each part matters for landlords specifically.

What a Rental Inspection Actually Is

A rental property inspection is a systematic evaluation of a property’s condition, focused on the issues that affect habitability, safety, and compliance. It’s different from a standard home inspection (focused on buyers) because it’s tailored to landlord concerns:

• Habitability under California law
• Code compliance for RHHP, SCEP, or other programs
• Maintenance conditions that create liability
• Documentation for legal and insurance purposes

The inspection takes 1-3 hours depending on property size and complexity. You receive a detailed report with photos within 24-48 hours.

Systems Evaluated

Electrical System

I evaluate the electrical system from the service entrance through every outlet:

• Electrical panel condition, capacity, and labeling
• Breaker condition and proper sizing
• Grounding and bonding
• All outlets tested for function, polarity, and ground
• GFCI protection in required locations
• Light fixtures and switches
• Visible wiring condition
• Evidence of improper modifications or DIY work

Why it matters for landlords: Electrical issues are the most common RHHP violations. They’re also the most dangerous—improper wiring causes fires. Documentation of electrical condition protects you from liability claims.

Plumbing System

Complete evaluation of water supply and drainage:

• Water pressure and flow at all fixtures
• Hot water temperature and water heater condition
• All visible supply lines and valves
• Drain function at all fixtures
• P-traps and visible drain lines
• Under-sink conditions (leaks, moisture, mold)
• Toilet function and stability
• Water heater installation (strapping, T&P valve, venting)

Why it matters for landlords: Water leaks are the second most common violation—and they lead to mold, which leads to habitability claims. Catching leaks early saves thousands in remediation costs.

HVAC System

Heating (and cooling where present) system evaluation:

• Heating system operation and output
• Thermostat function
• Ductwork condition (visible portions)
• Filter condition and access
• Combustion venting (gas systems)
• Air conditioning operation (if present)
• Ventilation adequacy

Why it matters for landlords: California requires heating in every habitable room. Non-functional heating is a habitability violation. With LA County’s new cooling mandate coming, AC compliance will matter too.

Safety & Code Compliance

Safety Devices

• Smoke detectors: presence, location, function, age
• Carbon monoxide detectors: presence, location, function, age
• Fire extinguisher (where required)
• Emergency egress: window size, operation, accessibility
• Handrails and guardrails: presence, height, stability
• Stair condition and safety

Why it matters for landlords: Smoke and CO detector violations are the #1 and #2 most common RHHP findings. They’re also trivially easy to fix—but only if you know about them before the official inspection.

Security

• Entry door locks and deadbolts
• Window locks (all windows)
• Sliding door security
• Door condition and weather sealing
• Peephole or viewer (entry doors)

Why it matters for landlords: Security device function is a habitability requirement. Non-functional locks get cited in inspections and create serious liability if a break-in occurs.

Exterior & Structure

Building Exterior

• Roof condition (visible inspection, or closer if accessible)
• Gutters and downspouts
• Exterior walls and siding
• Windows and doors
• Foundation (visible portions)
• Grading and drainage
• Walkways and stairs
• Fencing and gates
• Address visibility

Why it matters for landlords: Exterior issues like drainage problems and roof leaks lead to interior water intrusion, mold, and expensive repairs. Catching them early is always cheaper.

Interior Condition

• Walls, ceilings, floors (condition, water stains, damage)
• Doors (operation, hardware)
• Windows (operation, seals, locks)
• Kitchen (appliances, cabinets, counters, ventilation)
• Bathrooms (fixtures, ventilation, moisture signs)
• Evidence of pests
• Evidence of mold or moisture intrusion

Why it matters for landlords: Interior condition documentation supports security deposit claims, identifies maintenance needs, and provides evidence of property state at specific points in time.

The Inspection Report

After the on-site inspection, you receive a detailed written report that includes:

Executive Summary

A prioritized overview of findings, highlighting items that need immediate attention versus those that can be scheduled.

Detailed Findings

Each issue documented with:

• Clear description of the condition
• Location within the property
• Photos showing the issue
• Severity/priority level
• Recommended action

Photo Documentation

Extensive photos throughout the report—typically 50-150+ photos depending on property size and findings. These photos serve as dated evidence of condition.

Code/Compliance Notes

For RHHP preparation inspections, specific notes on items that would be cited in an official inspection and what’s needed to correct them.

The Report Is the Product

The inspection itself is valuable, but the report is what you keep. It’s your documentation for insurance, for tenant disputes, for contractors, for compliance. A thorough report with clear photos protects you long after the inspector leaves.

What Makes Rental Inspections Different

A rental property inspection isn’t the same as a buyer’s home inspection. Here’s what’s different:

Focus on Habitability

Home inspections focus on whether a buyer should purchase. Rental inspections focus on whether the property meets California habitability standards and local code requirements.

Compliance Awareness

I know what RHHP and SCEP inspectors look for because I see the same properties they do. The report flags items specifically relevant to compliance, not just general condition.

Landlord-Relevant Priorities

The report prioritizes issues by what creates liability, what affects habitability, and what needs attention for compliance—not by what might affect resale value.

Documentation Standards

Photos and descriptions are designed to serve as evidence—for insurance claims, security deposit disputes, or compliance verification. The report is a legal document as much as a technical one.

When You Need a Rental Property Inspection

Before RHHP/SCEP Official Inspection

The most valuable time for an inspection is before the official one. Find and fix issues on your timeline, not the County’s. Nothing goes on record until you’re ready.

Between Tenancies

Document property condition before a new tenant moves in. This protects both you and the tenant—and provides baseline evidence for security deposit accounting later.

Annual or Biennial Maintenance Check

Proactive landlords schedule regular inspections to catch issues before they become problems. Cheaper to fix a small leak than remediate mold.

After Tenant Complaints

When a tenant reports issues, professional documentation shows you took the complaint seriously and assessed the condition. This matters if disputes escalate.

Before Purchase

If you’re buying a rental property, an inspection focused on rental-specific concerns (habitability, compliance, deferred maintenance) tells you what you’re actually getting into.

For Insurance Documentation

In the current insurance environment, documented property condition supports applications and claims. Know what you have and can prove it.

What’s Not Included

For transparency, here’s what a standard inspection doesn’t cover:

• Invasive testing: I don’t cut into walls, move furniture, or dig up foundations
• Systems not accessible: If I can’t reach it or see it, I can’t evaluate it
• Specialized testing: Mold lab testing, sewer camera scopes, and similar require additional services (available as add-ons)
• Code compliance certification: I identify likely compliance issues, but I’m not a code official and don’t issue certificates
• Repair work: I find problems; I don’t fix them

Ready to Schedule?

If you have a rental property in LA County and want to know its actual condition—for compliance preparation, between tenants, or just peace of mind—that’s exactly what I do.

You’ll get a thorough inspection, clear communication about what I find, and a detailed report you can actually use. No surprises, no upsells, just straightforward professional assessment.

NS

Nathan Sewell

LA Building Inspections & Compliance

Certified home inspector specializing in rental property inspections, RHHP preparation, and habitability assessments throughout Los Angeles County.

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Call/Text: (626) 214-5929

Email: nathan@larentalinspections.com

Happy to discuss your specific situation

LA Building Inspections & Compliance

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