An Inspector's Guide to the 7 Most Common Issues in Santa Barbara Homes

1. Failing Tile Roof Underlayment

The Problem: The iconic red tile roofs of Santa Barbara are beautiful, but the tiles themselves are not the primary waterproofing layer. That job belongs to the felt paper underneath, known as underlayment, which has a lifespan of 25-40 years. We frequently find underlayment that is brittle, cracked, and well past its service life, even when the tiles on top look fine.

Local Context: Homes on the Mesa and Riviera, with their direct exposure to sun and wind-driven rain, experience accelerated aging of underlayment. A small leak can lead to significant rot in the roof sheathing if left unaddressed.

2. Defective Clay Sewer Laterals

The Problem: Homes built before the 1980s almost certainly have clay sewer pipes. These are highly susceptible to root intrusion from Santa Barbara's beautiful, mature trees. Roots enter the pipe joints, causing blockages, backups, and eventually, a collapsed line.

Local Context: In areas like Montecito and Mission Canyon, large oak and fi

Local Context: In areas like Montecito and Mission Canyon, large oak and ficus trees are notorious for damaging sewer lines. A sewer scope inspection, often performed as part of a detailed escrow plumbing inspection, is the only way to see inside the pipe and is one of the most valuable add-ons for a buyer.

3. Poor Site Drainage

The Problem: Water is the number one enemy of a house. We consistently find downspouts discharging directly against the foundation and soil graded improperly, directing rainwater towards the home instead of away from it. This leads to saturated soil, foundation stress, and moisture intrusion.

Local Context: On the hillside lots common throughout Santa Barbara, proper drainage is even more critical. Clogged area drains and failing retaining walls can lead to significant and expensive structural problems.

4. Stucco Moisture Intrusion

The Problem: Stucco siding is durable but not waterproof. Water can get behind it through unsealed window trim, cracked paint, and penetrations for pipes and vents. Trapped moisture can lead to wood rot in the wall framing and is a conducive condition for mold.

Local Context: Our coastal climate means stucco surfaces stay damp longer, making proper sealing and paint maintenance essential. If musty odors or stains are present, we recommend adding mold testing to the inspection.

5. Crawlspace Moisture and Neglect

The Problem: Out of sight, out of mind. Crawlspaces often suffer from high humidity due to poor drainage, inadequate ventilation, and missing vapor barriers. This environment leads to surface mold on framing, wood rot, and can attract pests.

Local Context: Many of Santa Barbara's charming older bungalows have shallow or difficult-to-access crawlspaces, meaning these issues can go undiscovered for years.

6. Outdated Electrical Systems

The Problem: Safety standards for electrical systems have evolved significantly. We frequently find a lack of modern safety features like GFCI outlets (to prevent shock in wet areas) and AFCI breakers (to prevent fires). Older panels from brands like Zinsco or Federal Pacific are also a common and important finding.

Local Context: In homes that have undergone partial remodels, it's common to find a mix of old and new wiring, often with unsafe connections made in the attic or crawlspace.

7. Failing Deck and Balcony Waterproofing

The Problem: Decks, especially those built over living spaces, require a waterproof membrane to protect the structure below. These membranes have a limited lifespan and often fail due to sun exposure and lack of maintenance, leading to leaks and wood rot in the underlying structure.

Local Context: The constant coastal moisture and intense sun in our area are tough on deck coatings. We pay close attention to the ledger board—where the deck attaches to the house—as this is a common point of failure.