Coastal Shield Home Inspections

Santa Barbara Home Inspector for Home, Mold & Sewer

Coastal Shield provides certified home inspections, mold testing, and sewer camera inspections across Santa Barbara, Goleta, and Montecito. We deliver same-day, photo-rich reports that help you make clear, confident decisions during escrow.

Book an Inspection Our Certifications Why Hire Us
  • Fully Insured & Certified
  • Reports powered by Spectora
  • Same-Day Reports
5.0 out of 5 stars 5.0 avg rating • Santa Barbara, CA
InterNACHI Certified Professional Inspector (CPI) Certified by the International Association of Certified Home Inspectors InterNACHI Certified Mold Inspector InterNACHI Certified Plumbing Inspector

Spooky Savings: Book by Oct 31 — Save 10%

Use code SPOOKY at booking. Applies to all services and add-ons.

Book Now See Pricing

Our Core Home Inspection Services

Essential home inspection services with clear pricing, optional add-ons, and same-day reports to keep escrow on track.

Escrow Home Inspections

Keep your closing on track with clear, prioritized reporting.

InterNACHI Certified Residential Property Inspector

Mold Testing

Moisture mapping with air & surface sampling—lab verified.

InterNACHI Certified Mold Inspector

Sewer Line Inspections

HD camera scope with video and repair recommendations.

InterNACHI Certified Plumbing Inspector

Pre-Listing Inspection

Fix surprises before you list. Same-day, photo-rich report.

InterNACHI Certified Professional Inspector (CPI)

Looking for Something Else?

In addition to our core home inspection services in Santa Barbara, we offer a full range of specialized inspections to meet every need in the Santa Barbara County area. Whether you require an annual maintenance checkup, a detailed plumbing inspection, or specific evaluations for manufactured homes and rental properties, our certified team is ready to assist.
View All Services and Pricing

Santa Barbara's Home Inspector: Unmatched Local Expertise

Louis O'Connor isn't just a certified inspector; he's a Santa Barbara trade professional with 15 years of hands-on experience in our unique local properties.

Headshot of Louis O'Connor, Santa Barbara's expert home inspector
Louis Oconnor. Certified Professional Home Inspector • Journeyman Plumber • Housing Maintenance Director
Santa Barbara resident since 2009 Started plumbing at 17
15yrs
Journeyman Construction & Service Plumber in Santa Barbara County
5yrs
Licensed Contractor & Director of Maintenance for 2,000+ local units
InterNACHI CPI® Journeyman Plumber Licensed Contractor OSHA 10 & 30 NFPA CESCP ITC Thermography Water Technology (Moorpark)

With 15 years in the Santa Barbara construction trades and experience directing maintenance for over 2,000 local properties, I provide field-tested judgment that a typical home inspector cannot match. As an InterNACHI-certified home inspector, my hands-on knowledge of our local building stock ensures you receive a clear, unbiased report to move forward with confidence.

My goal is to make the complex simple, delivering an easy-to-understand report with prioritized findings—Safety, Major, or Maintenance—that give you and your agent a clear path through Santa Barbara's competitive escrow process.

My expertise is specific to the challenges of Santa Barbara homes. From the effects of salt air on Mesa properties and hillside drainage issues in the Riviera, to the nuances of historic adobes and the older sewer laterals common throughout our city, my evaluations are exceptionally thorough. I use modern tools like thermal imaging to uncover what others miss, offering vital add-ons like mold testing and sewer scopes tailored to local conditions.

When you hire Coastal Shield, you're not just getting a checklist. You're getting unrivaled insight into your Santa Barbara property from an inspector dedicated to serving our communities in Santa Barbara, Goleta, Carpinteria, and Montecito.

Read Louis’s story

From English roots to the sunny shores of Santa Barbara—his home since 2009—Louis’s path has been driven by a desire to solve problems. He began his plumbing career at 17, where hands-on work quickly became a calling.

Fifteen years of trade experience in Santa Barbara County led to a Housing Maintenance Director role, where he oversaw the complexities of more than 2,000 rental units. He brings that same decisive, get-it-done mindset to every home inspection: clear observations, practical recommendations, and zero drama.

He believes in looking out for his clients and making complex situations fair and understandable. Beyond the job, he proudly wears the title of Superdad—bringing the same care and problem-solving to family life.

Book an Inspection More about our process See all certifications

Certifications acquired through home inspector training from InterNACHI® • Follow us on Instagram

Home Inspection Service Areas

A scenic view of Santa Barbara for home inspections

Santa Barbara

Home Inspections
A scenic view of Goleta for home inspections

Goleta

Home Inspections
A scenic view of Carpinteria for home inspections

Carpinteria

Home Inspections
A scenic view of Montecito for home inspections

Montecito

Home Inspections
La Purísima Mission in Lompoc — Coastal Shield area coverage

Lompoc

Home Inspections
Solvang windmill and Danish village — Coastal Shield area coverage

Buellton & Solvang

Home Inspections

🤝 Are You a Santa Barbara Realtor?

We help you and your clients close with confidence. Access our Realtor Toolkit for checklists, repair cost guides, and resources designed for a smooth escrow.

Visit the Realtor Hub

Why Choose Us for your Home Inspection

Fast, Same-Day Home Inspection Reports

Tight escrow timelines in Santa Barbara? We deliver clear, photo-rich home inspection reports the same day—giving buyers, sellers, and agents confidence to move forward quickly.

Actionable Findings for Escrow Negotiations

Our inspections focus on practical next steps, not scare tactics. Every issue is explained in plain English with repair priorities—ideal for agents and buyers navigating sensitive escrow discussions.

15+ Years of Santa Barbara Construction Insight

Led by a Journeyman Plumber and licensed General Contractor, we understand the unique challenges of Santa Barbara homes—stucco, red-tile roofs, crawlspaces, and coastal moisture. That expertise means we know where problems hide and how to spot them early.

A professional pre‑closing home inspection is one of the most important steps in any real estate transaction. Buyers gain confidence knowing the roof, foundation, plumbing, electrical, and environmental conditions have been carefully reviewed by an unbiased Santa Barbara home inspector. For sellers and agents, a thorough inspection reduces surprises, supports smoother negotiations, and helps avoid delays in escrow. In Santa Barbara’s competitive market, a trusted inspection provides clarity, protects investments, and ensures every party moves forward with confidence.

Inspector's Field Notes & Guides

Explore our collection of articles and expert guides on Santa Barbara home inspections, from understanding common local issues to preparing for a smooth escrow process.

Explore Our Guides

Trusted by Santa Barbara buyers, sellers & agents

  • InterNACHI CPI®
    Verified
  • Journeyman Plumber
    Licensed Contractor
  • OSHA 10 & 30
    Safety Trained
  • NFPA / CESCP
    Electrical Safety
  • ITC Thermography
    Infrared
  • 2,000+ units
    Maintenance oversight
  • 4.9★
    Client feedback
  • Local since 2009
    SB, Goleta, Carpinteria, Montecito

Home Inspection for Escrow, Mold & Sewer Services for Buyers and Sellers

Comprehensive inspection and testing services designed to protect buyers and sellers during the real estate process.

 
   

What Our Santa Barbara Clients Say

   

Trusted by local buyers, sellers, and realtors — here’s what clients say about working with Coastal Shield Home Inspections.

 
 
   
     

“Highly recommend working with Louis, he was able to provide a comprehensive sewer line inspection with a digestible, yet detailed report. Exactly what we needed. We will definitely be calling Coastal Shield again for all of the properties we manage 👍”

      — Jessica Martinez    
   
     

“I was recommended by a friend and Louis did not disappoint. Thorough, knowledgeable, and communicative. Provided comprehensive reports and recommendations. Highly recommend Coastal Shield Home Inspector. 5/5.”

      — Alan Romero    
   
     

“Coastal Shield handled my home inspection and found several issues with the electrical panel that otherwise would of cost us thousands. The report was very comprehensive and I would recommend Coastal Shield.”

      — Zachary-Morgan    
   

“Louis made us feel like we were his only clients. He took extra time... and made some large discoveries that were not disclosed. Without him, we may never have found these issues until it was too late. If we ever need you, you’ll be the first people we call.”

— Kat
   
     

“Coastal Shield did an amazing job on our inspection. They were professional, clear, and very easy to work with. They found things we would have never noticed and explained everything in a way that gave us peace of mind. The report was ...”

      — Ben Jasper    
     

“Coastal Shield handled a sewer line inspections for us, we had some concerns about root damage. They were able to provide us with a USB stick that we reviewed together on zoom, they made recommendations and even marked the bad spots in the...”

      — Javier Romero    
 
 
    Read More Reviews on Google  

Frequently Asked Questions

Quick answers about escrow inspections, mold testing, sewer inspections, pricing, and scheduling across Santa Barbara County.

What’s included in an escrow home inspection?
Roof-to-foundation review of structure, electrical, plumbing, HVAC, interior/exterior, and site drainage. You’ll get a same-day, photo-rich web report (with downloadable PDF) highlighting safety items, major defects, and maintenance notes. See our Escrow Home Inspections.
How long does a typical home inspection take?
For a standard single-family home (up to 2,000 sq ft), the on-site inspection usually takes 2.5 to 3.5 hours. Larger, older, or more complex properties may require additional time to ensure a comprehensive evaluation.
How do I prepare the property for inspection?
Ensure all utilities are on and provide clear access to the attic, crawlspace, electrical panels, furnace, and water heater. Securing pets and unlocking all gates and doors is also essential for a complete and efficient inspection. See our full preparation checklist.
Should I attend the inspection?
You are welcome to attend the entire inspection, but it is not required. We highly recommend joining for the final 15-20 minutes so we can walk you through a summary of the key findings and answer any questions you have on-site.
What are common issues in older Santa Barbara homes?
Given our local experience, we often find challenges specific to Santa Barbara's historic homes, such as outdated electrical systems, aging clay sewer laterals, and foundation issues. Read our full guide to the top issues in Santa Barbara homes.
Do you inspect detached structures like garages or ADUs?
Yes. Our standard home inspection includes an attached garage. We can inspect detached structures like guest units (ADUs), workshops, or pool houses as an add-on service to ensure a complete picture of the property.
What if the inspection uncovers major problems?
Our goal is to inform, not to alarm. If we discover significant issues, we document them clearly in the report. This empowers you with objective data to negotiate repairs or make an informed decision. [cite_start]See our guide on repair costs and our list of trusted local vendors [cite: 1] for next steps.
Do I need a sewer lateral inspection?
If the home was built before the 1980s or has mature trees, yes. Clay lines commonly develop roots, offsets, and cracks. Our HD camera scope records video with repair recommendations. Learn more in our guide to sewer scopes in escrow.
When should I test for mold?
Test after leaks, musty odors, or visible growth. We combine moisture mapping with air & surface sampling and send to a certified lab, then provide clear steps for remediation or prevention. Read our complete guide on when to test for mold.
How fast do I get my report?
Same day in most cases (next morning at the latest). Reports are web-based with a sharable link + PDF export for your records.
Are you licensed and insured?
We operate to InterNACHI standards, carry E&O and general liability insurance, and follow local best practices for Santa Barbara County.
How much do inspections cost?
Pricing varies by size, age, and add-ons. Get a quick quote on the homepage or contact us. For information on potential repair costs after an inspection, see our repair cost guide.
Can you meet at the end for a walkthrough?
Absolutely—many clients prefer a 15–20 minute summary at the end to review key findings and ask questions.
Do you offer reinspections or repair verification?
Yes. After agreed repairs, we can return to verify work and update your report for escrow. [cite_start]For a list of qualified professionals, see our trusted Santa Barbara vendors[cite: 1].

Book an Inspection

Schedule your home inspection with same-day, photo-rich reporting from a certified local expert.

Selection Summary
  • Service: —
  • Property: —
  • Square Footage: —
  • Add-ons: —
  • Quoted Total: —
Contact
Property
Services
Schedule
Estimated Total: —

Our Location

Book Now
Call Pricing Book

Email Quote

Enter your email below to receive a copy of this quote.