Buying a home in Big Bear Lake comes with inspection considerations you don't encounter in many Southern California communities. Snow, moisture, drainage, elevated decks, crawlspaces, fireplaces, roofs, foundations and mountain weather can all affect a property. American Dream Property Inspections brings more than 20 years of inspection experience and over 10,000 completed inspections to help you understand the property before you buy.
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Mountain properties face conditions that are different from homes in many other Southern California communities. Snow, freezing temperatures, steep terrain, drainage, elevated decks, crawlspaces, fireplaces and prolonged weather exposure can all affect a home.
Our inspections are performed with these Big Bear conditions in mind, giving buyers a comprehensive evaluation of the home and its major systems.
ROOFING & SNOW EXPOSURE
Roof coverings, flashing, drainage, penetrations and visible conditions associated with snow, ice, wind and prolonged mountain weather exposure.
FOUNDATION, DECKS & DRAINAGE
Foundations, crawlspaces, decks, retaining conditions, site drainage and grading are evaluated for visible defects, moisture concerns and conditions commonly found on steep mountain properties.
HEATING, MOISTURE & WINTER CONDITIONS
Heating systems, fireplaces, plumbing, insulation, ventilation and visible moisture conditions are evaluated with freezing temperatures and Big Bear winters in mind.
Inspecting homes in Big Bear Lake requires an understanding of mountain construction, winter weather, steep terrain, drainage, moisture and seasonal exposure. Our inspections combine more than 20 years of experience with advanced inspection technology and specialized services to provide a more comprehensive evaluation of the property.
Our Big Bear Lake home inspections evaluate the major systems and components of the property, with additional attention to conditions commonly associated with mountain homes and the local environment.
ROOFING & EXTERIOR
Roof coverings, flashing, siding, windows, doors, drainage and other visible exterior components are evaluated for defects and weather-related concerns.
FOUNDATION & STRUCTURE
Foundations, structural framing, crawlspaces and visible support systems are evaluated for deficiencies, movement, moisture and other concerns.
DECKS, STAIRS & RAILINGS
Elevated decks, stairs, guards, handrails, attachment points and visible structural components are evaluated for safety and deterioration.
ELECTRICAL SYSTEMS
Panels, wiring, receptacles, switches, GFCI/AFCI protection and other accessible electrical components.
PLUMBING SYSTEMS
Water supply, drain and waste systems, fixtures, water heaters and visible plumbing components.
HEATING SYSTEMS
Furnaces, wall heaters, fireplaces and other installed heating equipment.
Go beyond the standard home inspection with specialty inspection services designed to provide additional information about important property systems and conditions.
SEWER CAMERA INSPECTIONS
Camera evaluation of accessible sewer lines to identify conditions such as root intrusion, offsets, damage and areas of standing water.
CHIMNEY & FIREPLACE INSPECTIONS
Visual evaluation of accessible chimney and fireplace components for defects, deterioration and safety concerns.
MOLD & INDOOR AIR QUALITY
Professional mold and indoor air quality testing when visible conditions, moisture concerns or other indicators warrant further evaluation.
WELL WATER TESTING
Professional water sampling for laboratory analysis to provide information about the quality of private well water.
THERMAL IMAGING
Infrared technology helps identify temperature anomalies associated with moisture, insulation deficiencies and other concealed conditions.
ADVANCED INSPECTION TECHNOLOGY
Roof drone and crawlspace robotic technology help us evaluate areas that may be difficult or unsafe to access conventionally.
Answers to common questions about home inspections, mountain properties and specialty inspection services in Big Bear Lake.
A home inspection evaluates the property’s major visible and accessible systems and components, including the roof, exterior, foundation, structure, electrical system, plumbing, heating equipment, attic, insulation, interior components and other accessible areas. Mountain properties may also require additional attention to decks, drainage, crawlspaces, fireplaces, moisture conditions and weather-related deterioration.
Common concerns can include weather-related roof deterioration, drainage and grading issues, moisture intrusion, deteriorated decks and exterior wood components, crawlspace conditions, foundation concerns, chimney and fireplace defects, plumbing exposed to freezing temperatures, and aging electrical or heating systems. Conditions vary by property, age, construction and location.
A sewer camera inspection can provide valuable information about the condition of the accessible sewer line that is not visible during a standard home inspection. It may identify root intrusion, offsets, damaged piping, standing water, blockages and other conditions that could require repair.
Chimneys and fireplaces are common features in Big Bear Lake homes and can be affected by age, weather exposure and regular use. A dedicated chimney and fireplace inspection provides a more detailed evaluation of accessible components and can help identify deterioration, damage and other conditions that may require further evaluation or repair.
Inspection time varies depending on the size, age, condition and features of the property. Mountain homes with crawlspaces, multiple levels, elevated decks, fireplaces or other complex systems may require additional time to inspect thoroughly.
Your inspection report is delivered electronically and includes detailed findings and photographs to help you understand the condition of the property. Reports are provided the same day following completion of the inspection.
Derek was extremely thorough and explained everything clearly. The report was detailed, easy to understand, and delivered the same day.
Very professional and incredibly thorough. The inspection uncovered several issues we would have never noticed on our own. The report made it easy to understand what needed attention.
Excellent communication from start to finish. The inspection was thorough, professional, and the photos and explanations in the report made everything easy to understand.
Buying a home in Big Bear Lake comes with unique considerations. Get a comprehensive property inspection from an experienced local inspector who understands mountain homes, seasonal weather and the conditions commonly found throughout the Big Bear Valley.
SCHEDULE AN INSPECTIONProviding residential, commercial and specialty property inspections throughout the San Bernardino Mountain communities and surrounding areas.
BIG BEAR VALLEY
Big Bear Lake, Big Bear City, Fawnskin, Sugarloaf, Baldwin Lake and surrounding Big Bear communities.
LAKE ARROWHEAD & RIM COMMUNITIES
Lake Arrowhead, Running Springs, Arrowbear, Lake Gregory, Rimforest and surrounding Rim of the World communities.
SURROUNDING MOUNTAIN COMMUNITIES
Green Valley Lake and other communities throughout the San Bernardino Mountains and surrounding areas.
Whether you’re buying in Big Bear, Lake Arrowhead, Running Springs or another San Bernardino Mountain community, get an inspection from someone who understands mountain properties. Schedule your inspection with American Dream Property Inspections today.
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