If you are in the process of purchasing Pasadena real estate, there is an excellent chance that your property will be inspected by a city employee who will complete a 6 page form appropriately entitled “Housing Inspection Report”. Responsibility of the report and its findings can be negotiated through the purchase agreement. There are several sections to the report including:

1. Building & Structural
2. Weather Protection
3. Fire Detection/Protection, Exits & Safety
4. Natural Light & Ventilation
5. Heating and Mechanical
6. Plumbing
7. Pool Safety, Environmental Health & Sanitation
8. Use & Parking

The back page of the report speaks to Landmark and Historic Districts and also the City’s Tree Protection Ordinance. I have met many of the inspectors at the property and walked with them as they complete the report. They have always been very fair and professional with me and my clients, as they enforce the building code and complete the job for which they were hired.

The Purpose of the Report

Most of the issues identified on the report as a “minor” violation can be easily addressed and corrected. These items require correction but not a reinspection. Other issues which are marked “major” require a reinspection. If you have converted a garage into an additional living space or have an unpermitted addition, chances are you will either be ask to remove it or to seek the appropriate permits. You can almost bet these will qualify as “major” violations.

But what is the real purpose of this inspection? Many of my colleagues in the industry see it as a tax, a revenue enhancer for the city. The reasons cited are our neighboring cities such a Monrovia, Arcadia, San Gabriel, and South Pasadena do not require an inspection of this kind. The City of Los Angeles has an inspection but they have taken a different perspective and it is one I think the City of Pasadena should consider.

Pasadena’s Green Initiative, One Step Short

Pasadena’s goal is to become a green and sustainable city. A goal we have written about here. However, this has been adopted for commercial buildings and residential single family structures continue to fly under the radar. I have never been a proponent of introducing increased government intervention into the real property transaction. But water is a finite resource and it’s time we began taking measures to conserve it. Just last year the City of Pasadena called for strict conservation as a means to deal with our ongoing drought. We need to put some teeth into this report and include low flow toilets and shower heads in the inspection report, mandating that they be upgraded prior to closing escrow. The change in water usage is justification enough for the new provision:

• low flow toilets - 1.6 gallons per flush compared to 3.5 gallons for standard
• low flow shower heads - 2.5 gallons/minute compared to 4-5 gallons/minute for standard

As you can imagine, the water savings would be tremendous and I believe the adoption of the new requirements would be accepted throughout the community. Much more so than the proposed energy audit that was just passed by the California State Assembly.