San Diego Homes With Solar Panels: What Should Be Inspected Before Buying? (2026)

You found a house you love. Great neighborhood, solid price, and it's got solar panels on the roof. That last part sounds like a bonus, right? Lower electric bills, green energy, maybe even credits rolling in from SDG&E.

But here's what nobody tells you at the open house: solar panels add a whole layer of complexity to a home purchase that most buyers don't even think about until they're already in escrow. Is the system owned or leased? Is the roof under those panels still in good condition, or has it been slowly deteriorating where nobody can see? Are the electrical connections up to code? Is the inverter about to die?

I've seen buyers inherit solar systems that turned into five-figure headaches within a year of closing. I've also seen buyers walk into homes where the solar was perfectly installed, fully owned, and actually saved them thousands. The difference between those two outcomes usually comes down to one thing: whether someone actually inspected the solar system (and the roof beneath it) before the purchase.

Let's break down exactly what needs to be checked.

Owned vs. Leased vs. PPA: Why This Is the First Thing to Figure Out

Before anyone touches a ladder, you need to understand the ownership structure of the solar system. This isn't a technical detail. It's a financial one, and it changes everything about the transaction.

Owned solar means the seller purchased the system outright (or financed it and has paid it off). When you buy the house, the solar panels transfer to you as part of the property. You own them. No monthly payments. All the energy savings and any net metering credits are yours. This is the simplest scenario.

Solar lease means a third-party company (like Sunrun, Vivint, or a local installer) owns the panels and the homeowner pays a monthly fee to use the energy they produce. When you buy the house, you either assume the remaining lease (which could be 15 to 20 years of payments) or the seller buys out the lease before closing. If you assume it, you're locked into those monthly payments. Read the terms carefully because some leases include annual escalation clauses that increase your payment by 2% to 3% every year.

Power Purchase Agreement (PPA) is similar to a lease, but instead of a fixed monthly payment, you pay for the electricity the panels produce at a set per-kilowatt-hour rate. Same basic issue: you're inheriting a long-term contract with a third party.

Ownership Type	Who Owns the Panels?	Monthly Payment?	Transfer Process	Key Risk
Owned (paid off)	You	No	Transfers with property deed	System age and maintenance history
Financed (loan)	You (with lien)	Yes (loan payment)	Loan must be paid off or assumed	Outstanding balance, lien on property
Leased	Third-party company	Yes (lease payment)	Buyer assumes lease or seller buys out	Long-term obligation, escalation clauses
PPA	Third-party company	Yes (per kWh rate)	Buyer assumes agreement	Rate increases, contract terms

If the solar system is leased or under a PPA, request the full contract before you get deep into the purchase. Look at the remaining term, the monthly cost, the escalation schedule, any buyout provisions, and what happens if the system needs repairs (in most leases, the company handles maintenance, but not always).

What a Solar Panel Inspection Actually Covers

A standard home inspection checks the visible condition of the solar panels and their mounting as part of the roof evaluation, but it doesn't include a full electrical analysis of the solar energy system. For that, you may want a specialized solar inspection or at minimum an electrical inspection that includes the solar components.

Here's what should get evaluated:

Panel condition. Inspectors look for physical damage like cracking, discoloration, hot spots (which indicate failing cells), and delamination (where the layers of the panel start separating). Panels that are 10 or more years old are more likely to show degradation. Most solar panels come with 25-year performance warranties, but that doesn't mean they perform at full capacity for 25 years. Output degrades gradually, typically losing about 0.5% to 0.8% efficiency per year, according to NREL research on solar panel degradation rates.

Mounting system and roof penetrations. This is the big one. Solar panels are attached to your roof using a racking system that's bolted through the roofing material into the rafters. Every bolt hole is a roof penetration, and every penetration is a potential leak source. The mounting hardware should include proper flashing around each attachment point. If the installation was done without adequate flashing, or if the flashing has deteriorated, water can get under the roof surface and cause damage that's completely hidden by the panels sitting on top.

Electrical connections and wiring. The wiring between panels, from the panels to the inverter, and from the inverter to the main electrical panel all need to be in good condition. Inspectors check for proper conduit protection, secure connections, no exposed or damaged wiring, and appropriate labeling. The system should also have a properly installed and accessible rapid shutdown device, which is required by the National Electrical Code for safety.

Inverter condition and age. The inverter converts the DC power from your panels to AC power your home can use. String inverters (the large box usually mounted on a wall near your electrical panel) typically last 10 to 15 years, which means they often need replacement before the panels do. Microinverters (small units attached to each individual panel) generally last longer but are harder and more expensive to replace because they're on the roof. Check when the inverter was installed and whether it's still under warranty.

Disconnect switches. Your solar system should have clearly labeled disconnect switches that allow the system to be shut down safely. These are required by code and should be accessible. Older installations sometimes have disconnects that don't meet current code requirements.

The Roof Under the Panels: What You Can't See Can Hurt You

This is the inspection gap that catches the most buyers off guard. Solar panels cover a significant portion of your roof surface, and whatever is under those panels has been hidden from view since installation day.

If the panels were installed on a roof that was already 10 years old, and the panels have been up for another 8 to 10 years, the roof beneath them could be nearing end of life without anyone knowing. Most solar installers won't remove panels for a roof inspection, and most home inspectors can't evaluate what's under them.

The roof condition under solar panels matters because the panels trap heat. The area beneath panels runs hotter than exposed roof sections, which can accelerate shingle degradation. Debris accumulates between the panels and the roof surface (leaves, dirt, animal droppings), holding moisture against the roofing material. And if the installation caused any damage to the roof surface or flashing, that damage has been sitting there unchecked for years.

If you're buying a home where the roof was already partway through its lifespan when solar was installed, ask these questions: How old was the roof when the panels went on? Has anyone inspected the roof surface beneath the panels since installation? Is there any documentation of the roof's condition at the time of solar installation?

For more context on how roof age and condition affect San Diego homes, our aging roof inspection guide covers the full picture.

Solar Panel Electrical Safety: What Inspectors Check

The electrical side of a solar inspection is where things get technical, but it's also where some of the most serious safety issues hide.

Panel grounding. Every solar panel system needs to be properly grounded to protect against electrical faults and lightning. The racking system, panels, and electrical equipment should all be bonded and grounded according to code. Missing or improper grounding is a safety hazard and a code violation.

Wiring condition. UV exposure can degrade wiring insulation over time, especially on rooftop runs that aren't in conduit. Cracked or brittle wire insulation creates fire risk. Rodents can also chew through wiring in attic runs, which is more common than you'd think in San Diego neighborhoods that back up to open space or canyons.

Inverter performance. If the inverter is accessible, you can often check its display for error codes, production data, and system status. Many modern systems also have monitoring apps that show daily production history. If the system is producing significantly less than its rated capacity (and there's no obvious shading issue), the inverter or one or more panels may be failing.

Permit and inspection history. Solar installations in San Diego require permits and inspections from the local building department. Ask the seller for the original permit documentation and the final inspection sign-off. An installation that was never properly permitted or inspected is a red flag. It means no one from the city verified the electrical work, structural loading, or fire safety compliance.

Electrical Component	What to Check	Red Flags
Panel wiring	Insulation condition, secure connections, conduit	Cracked insulation, exposed wires, no conduit
Inverter	Age, error codes, production output	Over 10 years old, error codes showing, low output
Disconnect switches	Present, labeled, accessible	Missing, unlabeled, hard to reach
Grounding	All components properly grounded and bonded	Missing ground wires, ungrounded racking
Rapid shutdown	Compliant with NEC requirements	Missing or non-functional
Permit	Pulled and finaled with city	No permit on record, no final inspection

How Solar Panels Affect Your Home Insurance

This is a practical detail buyers overlook. Your homeowner's insurance needs to cover the solar system, and your current policy might not automatically do that.

If you own the panels, they're typically covered under your dwelling coverage, but you may need to increase your coverage limits to reflect the added value. A residential solar system can add $15,000 to $30,000 or more to the replacement cost of your home.

If the panels are leased, the leasing company usually carries their own insurance on the equipment, but you should verify that. Also check whether your policy covers any damage to your roof or home caused by the solar installation (like a leak from a mounting penetration). Some policies have exclusions for damage caused by contractor work.

Ask your insurance provider specifically about solar panel coverage before closing on the house. Don't assume it's included.

Solar Panel Warranty: What Transfers and What Doesn't

Most solar panel manufacturers offer a product warranty (covering defects, typically 10 to 12 years) and a performance warranty (guaranteeing minimum output, typically 25 years). But warranty transfer isn't always automatic.

Some manufacturers require the new homeowner to register the warranty transfer within a certain timeframe. Others may not transfer warranties at all if specific conditions aren't met. And if the installer who put the system in has gone out of business (which happens more than you'd expect in the solar industry), the installation warranty may be worthless regardless.

Get the following documentation from the seller before closing: the original purchase contract or lease agreement, the manufacturer warranty certificates for panels and inverter, the installation warranty from the contractor, the permit and final inspection documentation from the city, and any monitoring or production data history.

How 360 Home Inspections Evaluates Solar Homes in San Diego

When we inspect a home with solar panels, we evaluate the visible condition of the panels and mounting system, check the roof around and adjacent to the solar installation for damage or wear, inspect the electrical connections including the inverter, disconnect switches, and panel wiring, and note any visible code concerns.

We document our findings with photos in a detailed report. If we identify concerns that go beyond the scope of a standard home inspection (like inverter performance testing or panel-level output analysis), we'll recommend a specialized solar electrician for further evaluation.

For buyers purchasing homes with solar, we also recommend our sewer scope inspection to cover the underground plumbing that standard inspections can't see, and our comprehensive home inspection guide covers everything else a buyer should know.

We serve buyers throughout San Diego County. Schedule your inspection online or call us at (858) 707-7066.

Frequently Asked Questions About Solar Panel Home Inspections

Q: Should I get a separate solar inspection when buying a home with solar panels?

A standard home inspection covers the visible condition of the panels and mounting system, but a specialized solar inspection goes deeper into electrical performance, inverter diagnostics, and panel-level output. If the system is older than 8 to 10 years, a separate solar electrical inspection is worth the investment.

Q: Can solar panels cause roof leaks?

Yes. Every mounting bolt creates a roof penetration. If those penetrations weren't properly flashed and sealed during installation, or if the flashing has deteriorated over time, water can enter the roof assembly. Solar panels sitting on top of the leak make it harder to detect.

Q: What happens to solar panels when I need a new roof?

The panels need to be removed, the roof replaced, and the panels reinstalled. This adds cost, typically $1,500 to $5,000 or more for the removal and reinstall, depending on the system size. If your roof is nearing the end of its life and has solar, factor that into your purchase decision.

Q: How do I find out if solar panels are leased or owned?

Ask the seller directly, and verify by requesting the original solar contract. You can also check for a UCC-1 filing on the property (which indicates a leased system) through the county recorder's office or title search.

Q: Do solar panel warranties transfer to new homeowners?

Most manufacturer performance warranties are transferable, but the process varies. Some require registration within a set timeframe. Installation warranties and inverter warranties may have different transfer rules. Get copies of all warranty documents before closing.

Q: What is the lifespan of a solar inverter?

String inverters typically last 10 to 15 years. Microinverters generally last longer, in the range of 15 to 25 years. Since the panels themselves can last 25 years or more, inverter replacement is an expected cost during the system's lifetime. Budget $1,500 to $3,000 for a string inverter replacement.

Q: Can a home inspection check the roof under the solar panels?

Not without removing the panels, which is typically done by the solar installer at the owner's expense. During a home inspection, we evaluate the roof areas adjacent to and around the panels, check the mounting hardware from accessible vantage points, and note any visible signs of concern.

Q: Are solar panel permits required in San Diego?

Yes. Solar installations in San Diego require a building permit and electrical permit, followed by inspections from the local building department. Ask for permit documentation. An unpermitted installation may not meet electrical code or structural requirements.

Q: What solar panel problems show up during home inspections?

Common findings include cracked or discolored panels, improper flashing at mounting points, damaged or exposed wiring, outdated or non-functional inverters, missing disconnect switches, and mounting hardware that shows signs of corrosion or loosening.

Q: How do I check if my solar system is producing enough energy?

Most systems have a monitoring portal or app that shows daily and monthly production. Compare actual production to the system's rated capacity. If output has dropped significantly (beyond the normal 0.5% to 0.8% annual degradation), panels or the inverter may need attention.

Final Thoughts on Buying a San Diego Home With Solar

Solar panels on a house can be a genuine financial advantage or a hidden liability. The difference is knowing what you're buying, not just the house but the energy system bolted to its roof.

Don't assume the solar is a bonus until someone has actually looked at it, looked under it, and looked at the paperwork behind it. A little due diligence during the inspection period saves you from finding out the hard way that your "free energy" comes with a 15-year lease, a failing inverter, and a roof that needed replacing five years ago.

Ask the questions. Get the documents. Have it inspected. That's how you turn solar from a wild card into an actual asset.

Pricing estimates and system lifespan figures in this article reflect general industry ranges as of 2026 and will vary by manufacturer, installer, system size, and local conditions. Always request documentation and detailed quotes before making purchasing decisions.