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 you're not negotiating blind.
Independent home inspections by Daniel Seidlin across hundreds of LA-area homes. Published price, three hours on site, report by 9 AM — and a walk-through that teaches you how your house works.
What gets inspected
One Standard. Every system.
We enter the attic, not the marketing brochure. 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 when accessible, 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 you know what works before you own it.
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 AM the next morning.
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.
Next-morning report
100+ photo digital report with a plain-English summary and repair-priority ranking, in your inbox by 9 AM.
12 months of follow-up
Contractor quotes came back weird? Call or text — post-report questions are answered for 12 months, then scheduled consults keep the door open.
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 when safe, 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: opened whenever it's safe.
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"When do I get the report?"
2–3 days burns your contingency window. Here: by 9 AM the next morning — 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.
The 9 AM Standard
Three promises with numbers on them. Seven points in writing.
Every Seidlin inspection is built on the same published standard — the one used to hire, to train, and to write your report. Here it is, in full.
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Minimum 2.5 hours on site
That's the floor for a single-family home up to 2,500 sq ft — time scales with size, and the actual hours are logged in your report.
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Full photo report by 9 AM — $50 credit if late
Delivered by 9 AM Pacific the next morning, company-backed: if it's late, $50 comes off the invoice without you asking.
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The website price is the invoice price
$549 single-family, published right below — and complexity add-ons like pools or ADUs are disclosed before booking, not discovered on the bill.
Seven certifiable points behind them
Each one is checkable in the report you receive. The qualifiers are part of the standard — a promise that skips "when safe" isn't a promise, it's marketing.
- Attic inspected from entry when accessible and safe — not a hatch snapshot
- Crawl space entered when clearance and safety allow
- Panel dead-front removed when safe; breakers photographed
- Roof walked when safe; documented alternative + reason when not
- Systems operated where utilities are on and safe to test
- Walk-through debrief offered when the buyer attends
- Post-report questions answered for 12 months
This list is the hiring rubric, the training checklist, and the report template. Ask any inspector to sign theirs.
See it applied in a real report
or call / text (310) 701-7660
Performed to CREIA Standards of Practice · License [DANIEL: license / certification #] · [DANIEL: E&O insurance statement — carrier + coverage]
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
- Next-morning 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 when safe
- 100+ photo next-morning report
- Walk-through debrief
- 12 months of post-report questions
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 9 AM report, walk-through debrief, and 12 months of post-report questions — 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 is performed to the CREIA Standards of Practice [DANIEL: CREIA/InterNACHI membership # if held]. 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 when access allows, and accessible outlets, windows, and appliances actually get tested.
When do I get my report?
By the next morning — a full digital photo report with a plain-English summary, in your inbox by 9 AM the next morning. 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, same day. Prefer a human? So does he:
(310) 701-7660Next-morning report guarantee. If your full report isn't delivered by 9 AM the morning after your inspection, $50 comes off the invoice. Company-backed, in writing.