This Week in Real Estate: Life Between Listings and Dry Rot

This week was a blur—in the best way. Between prepping multiple listings (7 listings!) (2 serious and ready buyers) (including a lakeside condo and a sweet unit in Hayward near the Japanese Gardens), touring brokers open houses, staging consults, meeting clients, and squeezing in Rotary Club induction, and ballet classes for my own brand of zen, (yes, still dancing!), I had back-to-back-to-back everything.

Somewhere between checking on plumbing repairs and photographing moss-covered shingles, I found myself thinking: we really don’t talk enough about what inspection reports don’t say.

The reality is, I see a lot of reports. And I also see the confusion, fear, and sometimes overreaction they can cause for buyers and sellers alike. But they don’t have to be scary. Here’s what you need to know.

What Inspections Don’t Always Tell You—And What to Do About ItIf you’ve ever read a home inspection report, you know it can feel like a novel written in code—technical, alarming, and full of things like “fungus infestation” and “non-GFCI outlets.” Whether you're buying or selling, it’s easy to feel overwhelmed. But here’s the truth: not everything flagged is a dealbreaker—and not everything is explained clearly.

I recently helped a client evaluate inspection reports for a charming 1912 home in Oakland, and while the place had character, the reports? They had personality.

What Inspections Do Well:

• Identify visible safety issues (like exposed wiring or roof rust)

• Catch deferred maintenance (e.g., moss buildup, outdated plumbing)

• Flag items not to current code (like low porch guardrails or sealed crawl vents)

These reports are crucial, but they’re just the beginning of the conversation. A good agent (hi 👋🏾 im right here) helps you interpret the findings, ask the right follow-up questions, and plan next steps.

Real-Life Examples From a Recent Inspection:

Here’s what came up during a recent property review—and how we broke it down:

Finding: Spauling and moisture in foundation

Translation: This house is really old and so is the foundation and may need to be upgraded soon.

Action: Hire a good local structural engineer to see how much life is left and plan for upgrades / repairs accordingly including bolding, retrofitting and maybe one new wall or two, or all.

Finding: Improperly capped wires in the electrical panel

Translation: ⚡ Fire hazard. Needs a licensed electrician.

Action: Non-negotiable repair whether you ask the seller to repair, credit or have my electrician come out and handle this. It's an essential.

Finding: Water pressure measured at 100 PSI

Translation: 🚿 Too high—this could strain your pipes.

Action: Install a pressure reducer—about $400–$700.

Finding: Moss and cellular growth on the roof

Translation: 🌱 Not cute. Moss holds moisture, which shortens the roof’s life.

Action: Clean + apply moss treatment.

Finding: Crawlspace vents sealed from the inside

Translation: 💨 No airflow = moisture trap.

Action: Reopen or add new vents to prevent rot and mold. (my handyman can do this for a small fee)

💡 Buyer Tip: Ask These Questions

• “Is this a current safety/code violation or just a maintenance issue?”

• “What would a licensed contractor likely charge to fix this?”

• “Can we ask for a credit or repair during escrow?”

• “Is this normal for a home of this age and style?”

Seller Tip: Don’t Wait for Surprises

If you’re planning to sell, consider doing a pre-listing inspection as soon as possible. It puts you in control—giving you time to fix items that might scare buyers off or come up in escrow. I even help coordinate repairs and Compass Concierge advances the funds in many cases, to be paid back at close.

Bottom Line:

Inspections don’t tell the whole story—but with the right guidance, they don’t have to be scary. If you’re navigating inspections or planning to buy/sell in the East Bay, I’m here to help you translate, negotiate, and move forward with confidence.

Would you like a version of this for Instagram or email too? Or should we adjust tone or add more personal storytelling?