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Home Buyer's Guide

Plumbing Inspection Checklist: What to Check Before You Buy a Home

A standard home inspection covers plumbing in about 20 minutes. A licensed plumber doing a dedicated plumbing inspection spends 60 to 90 minutes on the same system — and finds things a general inspector isn't trained or equipped to catch. A pre-purchase plumbing inspection typically costs $200 – $350. Catching a slab leak or corroded main line after closing costs $3,000 – $8,000 or more.

Gardner Plumbing Co. performs pre-purchase plumbing inspections across Riverside County, the Coachella Valley, and eastern San Bernardino County, and delivers a written report you can hand to your real estate agent or use in seller concession negotiations.

Last Updated: June 2026

Gardner Plumbing technician conducting a 65-point plumbing inspection at a residential water heater and shutoff valve in Riverside County
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The Math

A pre-purchase plumbing inspection is a fraction of the cost of what it catches.

Pre-Purchase Inspection

$200 – $350

60 – 90 minutes on-site + written report

Fix After Closing

$3,000 – $8,000+

Slab leak, corroded main, or failed repipe

12-Point Checklist

The 12 Things Every Plumbing Inspection Should Cover

A thorough plumbing inspection covers every point where water enters, moves through, or leaves the home.

Tap any item to see what inspectors look for and why it matters.

Our Inspection

What Gardner's 65-Point Inspection Covers

Documented 65-point checklist, not a technician's memory.

Every inspection follows a documented process covering every accessible component — including gas line connections, drain-vent stack condition, water filtration equipment, and irrigation system shut-offs.

Written report in hand at the end.

Buyers receive a written report itemizing each point evaluated, condition noted, and any recommended action — a document your real estate agent can use in negotiation.

Technician walkthrough on-site.

The technician walks through findings with you before leaving. If a sewer camera is added, the camera footage is reviewed with you in real time.

More thorough than a general home inspection.

Performed by a licensed plumber (CSLB #1073177) using trade-specific tools, not a general inspector checking boxes in 20 minutes.

Southern California

Southern California-Specific Plumbing Concerns

Slab foundations, no crawl space.

Nearly all residential construction in the Inland Empire and Coachella Valley sits on a concrete slab. Every supply line runs through or under it — making any leak a potential jackhammer job and requiring camera or electronic detection to find.

Some of the hardest water in California.

Colorado River and Eastern Municipal Water District sources carry high calcium and magnesium. Over years, that mineral load calcifies water heaters, narrows supply valves, and attacks copper soldering joints across the whole system.

1970s – 1990s housing stock is aging out.

Palm Springs, Cathedral City, and Palm Desert show accelerated fixture wear. Buyers in Corona, Hemet, Perris, and San Jacinto should ask about pipe material — that era used galvanized into the mid-1980s and copper that is now 35 – 50 years old.

Deal Killers

5 Plumbing Red Flags That Should Kill a Deal (or Trigger a Seller Concession)

Most plumbing issues are negotiating chips. These five are different — they represent systemic problems that affect the safety, livability, or insurability of the home.

  1. 1
    Seller credit

    No Accessible Main Water Shut-Off

    If a licensed plumber cannot locate and operate the main water shut-off during inspection, the home cannot be safely serviced. Any burst pipe, toilet supply line failure, or fixture leak becomes a race to the street meter. This is not normal. It must be corrected before closing or the seller must provide a credit for installation.

  2. 2
    $4,000 – $12,000

    Sewer Camera Shows Root Intrusion or Pipe Bellies

    Root intrusion from trees or shrubs can be cleared once — but if roots have breached the pipe wall, the line will fail again. Pipe bellies (sags in horizontal runs) trap waste and cause recurring blockages no amount of clearing will permanently fix. Either condition points toward a partial or full sewer line replacement depending on length and depth. Get a repair estimate and ask for a credit.

  3. 3
    $4,500 – $9,000

    Galvanized Supply Lines Throughout the Home

    Galvanized steel pipe corrodes from the inside. By the time exterior rust is visible, the interior diameter has already narrowed significantly. A home with all-galvanized supply lines needs a full repipe (typical Riverside County range depending on home size). This is not a patch job. It's a capital improvement and the price belongs in the purchase negotiation.

  4. 4
    $6,000 – $12,000

    Multiple Slab Leak Repairs in the Same Home

    One patched slab leak is common in Southern California. Two or three indicates the copper supply lines embedded in the slab are failing systemically — a consequence of age, soil movement, and hard-water corrosion acting together. A full repipe routed through the walls (above-slab) is the correct fix.

  5. 5
    $1,200 – $4,500

    Water Heater 12+ Years Old with Corrosion at Base or T&P Valve

    A water heater showing rust at the drain valve, base, or temperature-and-pressure relief valve is past its serviceable life and at risk of failure. Most home insurance carriers require replacement of units past 12 years at time of sale. Range covers tank replacement through tankless conversion. Put the number in the concession request.

What You Get

A Written Report & Real-Time Walkthrough

Every Gardner inspection ends with a written 65-point report and a real-time walkthrough. Take the report to your agent, the seller, or your lender — it's written to be used.

Gardner Plumbing Co. 65-point plumbing inspection checklist with items checked off during a pre-purchase home inspection in Riverside County

The Written 65-Point Report

Every accessible component evaluated, condition noted, action recommended.

Gardner Plumbing technician reviewing a plumbing inspection report with homebuyers at a kitchen table before purchase in Riverside County

Review With Your Real Estate Agent

Buyers use the report in concession negotiations — sellers use it to price honestly.

FAQ

Plumbing Inspection Questions Answered

Questions & Answers

Related Resources

Keep Reading

65-Point Plumbing Inspection

The full evaluation Gardner performs on every home.

Slab Leak: What to Do

Signs, causes, and repair options for slab foundations.

Leak Detection

Electronic and camera-based leak location, no jackhammering.

Gardner Shield

Post-purchase maintenance plan for ongoing plumbing health.

Water Heater Service

Tank and tankless repair, replacement, and efficiency service.

Pipe Burst: What to Do

Immediate steps to limit water damage before help arrives.

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Customer Stories

What Homeowners Say After a Gardner Inspection

Thorough inspections, written reports, and technicians who walk you through every finding.

Water Heater Installation

Gardner Plumbing was amazing, from Jenny in the office to Mitchell who installed our water heater. They are professional. Mitchell explained the whole process. I received a text with his picture so I knew exactly who was coming to my home. He took the time to walk us through everything before starting, kept the work area clean, and left everything spotless. Jenny followed up after the install to make sure we were happy. This is the kind of service that earns a customer for life.

Marie C.

Riverside County, CA
Technician: Mitchell

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Our Promise to You

The Gardner Promise

We Own It.

Gardner Plumbing Co. backs every service call with four hard commitments — written terms, not marketing language. This is what we stand behind.

30-Day Callback Guarantee

If the same issue recurs within 30 days of our service visit, a Gardner Plumbing technician returns at no charge. Parts and labor are covered.

Written Estimate Before Work Begins

The price on the written estimate is the price on the invoice. If anything changes mid-job, we stop, explain, and get your written approval before continuing.

No Trip Fees, No Pressure

Free in-home estimates. No dispatch fee, no service-call fee, no obligation to proceed.

Fully Licensed, Bonded & Insured

CSLB #1073177, fully bonded, fully insured. We pull permits and handle inspections on every job that requires them.

CSLB #1073177939+ five-star Google reviews30+ years serving Riverside County

Get a Free Estimate(951) 246-4337

Book a Pre-Purchase Plumbing Inspection

Gardner Plumbing Co. serves homebuyers, real estate agents, and homeowners across Riverside County, the Coachella Valley, and eastern San Bernardino County. A 65-point evaluation, a written report, and a technician walkthrough of every finding. No trip fee. No pressure to proceed with repairs. CSLB #1073177.

CSLB #1073177 · Licensed, Bonded & Insured