Scheduling a home inspection for your Lakewood mid-century ranch? A little prep can save you time, reduce surprises, and help your sale or purchase stay on track. Most Lakewood homes were built in the 1950s, so inspectors tend to see the same patterns. In this guide, you’ll learn what inspectors focus on, what repairs and costs to expect, which disclosures matter, and how to get your house inspection-ready. Let’s dive in.
Why mid-century Lakewood homes need special prep
Lakewood grew rapidly after World War II, which means many homes share similar 1950s construction features like single-story ranch layouts, low-pitched roofs, and perimeter or slab foundations. That history helps explain why certain items appear in reports again and again. You can expect inspectors to note aging systems, past alterations, and any signs of unpermitted work. For background on the city’s development, see the summary of Lakewood’s postwar housing boom.
What inspectors focus on
Structural and seismic
Mid-century wood-frame homes often lack modern foundation bolting, have unbraced cripple walls, or include older masonry elements. Inspectors look for movement at the sill plate, chimney condition, and whether the water heater and gas lines are properly strapped. If your home has a raised foundation, check eligibility for Earthquake Brace + Bolt grants that can offset retrofit costs.
Termites and other WDO
Drywood and subterranean termites are common in Southern California. Inspectors and licensed pest pros look for frass, shelter tubes, damaged wood, and prior treatment evidence. UC’s guidance on drywood termites and inspections explains why a formal WDO report is standard in California transactions.
Plumbing and sewer laterals
Many homes still have older supply piping or mixed-era plumbing. More importantly, LA County holds property owners responsible for the entire sewer lateral from the house to the main, including under the street. That is why buyers routinely order a camera scope. See the County’s note on homeowner lateral responsibility.
Electrical safety
Expect findings like two-prong outlets, limited grounding, older panels, or aluminum branch wiring in some 1960s to 1970s updates. Inspectors check panel capacity, GFCI protection in required areas, and any unsafe wiring practices. For a plain-English overview, review this guide on older-house wiring safety.
Roofs, attics, and ventilation
Layers of re-roofing, aged flashing, and eave deterioration are common. Attics may show past moisture staining, limited ventilation, or older insulation. Inspectors document visible conditions and recommend repairs to prevent future leaks.
HVAC and water heaters
Older furnaces and water heaters are common in mid-century homes. Inspectors check for safe venting and combustion air, and they verify that the water heater is strapped as required by California law. Public safety guidance also highlights water-heater strapping as a basic seismic protection.
Lead paint and asbestos
Homes built before 1978 require a federal lead disclosure and the EPA pamphlet for buyers. Visual identification is not reliable, so testing is the only way to confirm lead hazards. Learn more about the federal lead-based paint disclosure rules. Asbestos can appear in materials like some ceiling textures and old flooring mastics. Regulations often require certified pros for testing and removal. See an overview of asbestos regulations and safety.
Moisture, mold, and grading
Poor drainage, clogged gutters, or roof leaks can lead to wood decay or visible mold. Inspectors document signs of moisture and may recommend further testing or remediation when needed.
Key California disclosures
- Natural Hazard Disclosure Statement: Indicates if the property lies in mapped hazard zones. Learn what’s covered in a California NHD.
- Transfer Disclosure Statement and environmental booklets: You must disclose known material facts and provide required environmental information. For pre-1978 homes, include the federal lead disclosure and pamphlet.
- Water heater strapping certification: Sellers must certify that the water heater is properly braced.
Smart add-on inspections
- Sewer camera scope: Highly recommended in LA County because owners are responsible for the entire lateral.
- WDO/termite inspection and report: Standard in California and often required by lenders. See UC’s pest notes for why licensed pros matter.
- Electrical evaluation: Order a licensed electrician’s review when panels, grounding, or aluminum wiring are flagged.
- Asbestos testing: Test suspect materials before any renovation. See asbestos regulations.
- Lead testing: Optional, but disclosure rules still apply for pre-1978 homes. See the federal disclosure rule.
Cost ranges and timing
Every home is different, but these ballparks can help you plan:
- General home inspection: about $300 to $700 for a typical single-family home. See local pricing examples from a Southland provider’s inspection fees.
- Sewer scope: often $150 to $500 depending on the provider and length of the line. Many inspection companies list scope pricing alongside their inspection fees.
- Termite: inspections often $75 to $300. Localized treatments can run hundreds to low thousands. Whole-house fumigation varies by size.
- Electrical: small safety upgrades can be hundreds to a few thousand. Larger panel upgrades or full rewiring can run several thousand to five figures.
- Sewer lateral repair: minor spot repairs can be hundreds to low thousands. Full replacement, especially if it extends under the street, can reach well into five figures. See LA County’s note on lateral responsibility.
- Seismic brace and bolt: many simple retrofits fall in the low to mid thousands. Check ZIP eligibility for EBB grants.
Your 30-minute inspection prep checklist
- Turn on all utilities and pilot lights so the inspector can operate systems.
- Clear access to the attic, crawlspace, electrical panel, water heater, furnace, and garage.
- Secure pets and clear ladders and walkways.
- Replace smoke and CO alarm batteries where needed.
- Remove items blocking doors, closets, or floor areas the inspector needs to see.
- Set out documentation: permits, receipts for upgrades, prior WDO reports, and repair invoices.
- Gather disclosures: TDS, NHD, lead disclosure for pre-1978 homes, and water-heater strapping certification.
For sellers: make the inspection easier
- Organize a simple binder or digital folder with permits, warranties, and service records.
- Fix small items that can cause noise in a report, like missing GFCI outlets in wet areas or slow drains.
- If you completed termite or mold remediation, keep the clearance letter and warranty ready.
- Consider ordering a WDO report and a sewer scope before listing to address issues early.
For buyers: focus your due diligence
- Budget for a sewer scope and WDO report given the age of local homes.
- Ask about foundation bolting and whether the home is a candidate for EBB grants.
- Review the panel type, outlet grounding, and GFCI protection with a licensed electrician if the inspector flags concerns.
- Evaluate roof age, attic ventilation, and any visible moisture stains.
Ready to move with confidence?
If you’re preparing a Lakewood mid-century home for market or evaluating one as a buyer, our local team can help you plan inspections, line up specialists, and present documentation clearly. Reach out to Wallstreet Realty for neighborhood-savvy guidance and responsive marketing that keeps your transaction moving.
FAQs
Do Lakewood buyers need a sewer camera?
- Yes, it is strongly recommended in LA County because homeowners are responsible for the entire lateral from the house to the main, and a scope can reveal hidden defects before they become emergencies.
Are termites common in Lakewood’s mid-century homes?
- Termite activity is common across Southern California, and a licensed WDO inspection is the standard way to identify and document issues for a sale.
What lead and asbestos disclosures apply to a 1950s home?
- For pre-1978 homes you must provide the federal lead disclosure and pamphlet, and disclose known environmental hazards like asbestos while leaving suspect materials undisturbed until tested.
Should a seller retrofit for earthquakes before listing?
- It is not usually required for single-family homes, but simple brace-and-bolt retrofits and water-heater strapping can boost buyer confidence and may qualify for EBB grant assistance.
Who pays to fix a damaged sewer lateral in LA County?
- The property owner is responsible for the entire lateral to the main, so buyers often scope the line to understand potential repair needs before closing.
