Foundation & framing
Slab and raised foundations, crawl space entered when accessible, seismic bolting, drainage and grading — the expensive stuff, checked first.
Westside · South Bay · Palos Verdes
Three hours in your crawl space, so escrow doesn't surprise you.
Independent home inspections by Daniel Seidlin — 5+ years and hundreds of LA-area homes. Same-day photo report, flat published pricing, and a walk-through where you learn how your house actually works.
What gets inspected
One inspector. Every system. No checkbox theater.
Beach-city housing stock has its own failure modes — salt-air corrosion, slab moisture, 1950s panels behind 2020s remodels. This is what three hours buys you.
Roof, attic & exterior
Roof walked when safe, attic entered, flashing, stucco cracks, window seals, and the marine-layer moisture damage coastal homes hide.
Panels & wiring
Panel brand and capacity, ungrounded outlets, aluminum branch wiring, DIY remodel work — flagged with photos, not jargon.
Supply, drains & water heater
Galvanized-to-copper transitions, pressure, visible leaks, water heater strapping and age — plus sewer-scope referrals when the home's era calls for it.
HVAC & appliances
Heating and cooling run and tested, ducting condition, plus built-in appliances cycled so day-one surprises stay at zero.
Interior & safety
Windows, doors, GFCI protection, smoke and CO detectors, garage door safety reverse, and moisture readings where stains suggest a story.
The 3-hour difference
Booked today. Report by 9 PM inspection day.
Built around escrow reality: 17-day inspection contingencies don't wait, and neither does this process.
Book in 2 minutes
Pick your property type, get the exact price on-screen, request a slot. Confirmation same day — usually within the hour.
3 hours on-site
Roof to crawl space, every accessible system tested. Come for the last 30 minutes and get the guided tour of what matters.
Same-day report
100+ photo digital report with a plain-English summary and repair-priority ranking, in your inbox by 9 PM.
Unlimited follow-up
Contractor quotes came back weird? Call anytime — before close or after. Questions about your report never expire.
Buyer's field guide
Know what a real inspection looks like — before you hire anyone.
Most buyers hire an inspector once or twice in their life, so nobody teaches you what "thorough" means. Tap the hotspots: this is where rushed inspections cut corners — and where the expensive surprises live.
01 — The roof
"Inspected" from the driveway
Red flag: many volume inspectors look at the roof through binoculars and call it done.
Ask any inspector: "Will you physically walk the roof?" Cracked tiles, lifted flashing, and patched-over leaks are invisible from the ground — and a re-roof runs $15–40k in coastal LA.
Daniel walks it whenever it's safe to do so — and photographs why, when it isn't.
The five questions that expose a rushed inspector
Take these to any inspector — including this one. If someone else's answers beat ours, hire them.
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"How long will you be on site?"
Under 2 hours for a full house means systems got skipped. Here: ≈3 hours.
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"Do you enter the attic and crawl space?"
"When accessible" should mean yes — not a flashlight peek from the hatch. Here: entered, photographed.
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"Do you remove the electrical panel cover?"
The dangerous stuff is behind the dead-front. Many don't open it. Here: always, when safe.
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"When do I get the report?"
2–3 days burns your contingency window. Here: same day, by 9 PM — guaranteed.
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"Is the price on your website?"
Phone-quotes flex based on your escrow. A published menu can't. Here: it's the pricing section below.
Published pricing
The price is the price. No phone-quote games.
Most LA firms make you call for a quote, then charge ~$650 for a standard single-family inspection. Here's the whole menu.
Condo & Townhome
UP TO 1,500 SQ FT
$399
Typical LA firm: $450–550
- All interior systems & appliances
- Electrical panel & plumbing
- Same-day photo report
- Walk-through debrief
Single-Family
UP TO 2,500 SQ FT
$549
LA average: ~$650 — you save ~$100
- ≈ 3 hours on-site, roof to crawl space
- Attic & crawl space entered
- 100+ photo same-day report
- Walk-through debrief
- Unlimited post-report phone support
Large & Luxury
2,500 – 4,000 SQ FT
$799
Typical LA firm: $900–1,200+
- Everything in Single-Family
- Extended time for multiple systems
- Guest house / ADU add-on available
- Over 4,000 sq ft: custom quote, capped at $999
+$125 Pool & spa
+$95 Detached ADU / guest house
$175 Repair re-inspection
+$100 Travel 25–50 miles out
Referral Sewer scope & chimney (trusted partners)
Every price includes the same-day report, walk-through debrief, and follow-up support — nothing on this page is an upsell hook. Pre-listing (seller) inspections use the same rates. No travel fee anywhere in the core service area below; the $100 travel fee only applies 25–50 miles out.
— photo slot —
Your inspector
Daniel Seidlin
Daniel has spent 5+ years inspecting Southern California homes — including performing inspections for one of LA's most established firms, across hundreds of properties from Long Beach to Thousand Oaks. Now he brings that same rigor to his own clients on the Westside and South Bay, at owner-operator pricing instead of big-firm overhead.
Every inspection follows the CREIA Standards of Practice. But the standard is the floor, not the ceiling: Daniel's reports are written for the person buying the house, not for liability lawyers — what's urgent, what's aging, what's cosmetic, and what it roughly costs to fix.
"An experienced and highly reliable home inspector… excellent knowledge, professionalism, and years of hands-on experience on every inspection." — Belinda Haller, Realtor · Los Angeles
Service area
Beach cities, inspected by someone who knows them.
Westside
- Santa Monica
- Venice
- Mar Vista
- Culver City
- Ladera Heights & Baldwin Hills
- Inglewood
- West Los Angeles
- Marina del Rey
- Playa del Rey & Playa Vista
- Westchester
South Bay
- El Segundo
- Manhattan Beach
- Hermosa Beach
- Redondo Beach
- Torrance
- Hawthorne & Lawndale
- Gardena
Palos Verdes & Harbor
- Palos Verdes Estates
- Rancho Palos Verdes
- Rolling Hills Estates
- San Pedro
- Harbor City & Lomita
Home base is the Westchester / Ladera Heights area, so everything above sits inside the no-travel-fee core zone. Outside it? Still happy to come — 25–50 miles adds a flat $100, nothing hidden. Salt air, marine layer, hillside slabs, and 70-year-old bungalows with three generations of remodels — coastal LA homes fail differently than valley homes, and local inspection experience isn't a nicety here; it's the whole job.
Questions
Asked before every escrow.
How much does a home inspection cost here?
Exactly what the pricing table says: $399 condos, $549 single-family up to 2,500 sq ft, $799 up to 4,000 — capped at $999 for anything bigger. No travel fee anywhere in the core service area; 25–50 miles out adds a flat $100. The LA average for a single-family inspection is about $650, and most large firms won't publish a number at all.
How long will you be at the house?
About three hours for a typical single-family home. High-volume firms often allot 90 minutes per stop; the difference is whether the attic and crawl space actually get entered and every outlet, window, and appliance actually gets tested.
When do I get my report?
The same evening — a full digital photo report with a plain-English summary, in your inbox by 9 PM on inspection day. Tight contingency timelines are the norm here, so the report never becomes your bottleneck.
Should I be there?
Come for at least the final 30 minutes. The walk-through debrief is where a report becomes understanding — you'll see the findings in person and know which ones to negotiate on, which to budget for, and which to ignore.
Do you work with my agent?
Yes — scheduling, lockbox access, and report delivery to whoever you designate. But the report is written for you, the buyer. Daniel works for the person paying the invoice, nobody else.
How fast can you get me in?
Usually within 48 hours, often next-day. Text or call (310) 701-7660 with your escrow date and it'll get handled.
Book your inspection
Lock a slot before your contingency clock runs out.
Send the details and Daniel confirms your time — usually within the hour, always the same day. Prefer a human? So does he:
(310) 701-7660Same-day report guarantee. If your full report isn't delivered by 9 PM the evening of your inspection, $50 comes off the invoice. It's been a while since anyone collected.