The 7 Red Flags You Only See in a Luxury LA Home. A multi-million-dollar home in Los Angeles, be it in Bel Air, Beverly Hills, Hidden Hills, Bell Canyon or other such areas, isn’t the same as buying a normal house. The real differences aren’t just the square footage or the marble countertops—what really separates a $6 million estate from a $600,000 starter home is what’s hiding behind the walls, above the ceilings, and under the pool equipment covers. Luxury homes have systems most buyers have never seen before, and most standard inspectors don’t deal with them often enough to understand how they fail.
After inspecting everything from Beverly Hills estates to contemporary glass boxes in Encino and hillside homes in Bel Air, we’ve learned that luxury properties have their own predictable set of problems. These aren’t the generic “old water heater” or “loose outlet” items you’d find in a middle-class home. These are issues that only show up in large, custom, multi-wing estates with complex mechanical systems.
Here are seven luxury-specific red flags every agent and buyer should know before stepping into escrow.
1. Large Number of HVAC Systems
If you’re buying a 4,000 square foot or larger home, one thing is guaranteed: you don’t have “one AC unit.” You have a network of air handlers tucked into attics, crawlspaces, mechanical closets, and sometimes behind panels nobody has opened in years. It’s not unusual for these homes to have five or ten or more separate HVAC systems, often from completely different eras. One wing will be ice cold because it has a brand-new system; another wing will have equipment that predates the invention of social media. On occasion, we find commercial-grade HVAC equipment.
When these systems begin to fail (and they do), replacement isn’t a $7,000 decision—it’s a six-figure event. Most buyers don’t realize how many systems they actually own until after closing, when they realize there are thermostats spread throughout the house, and some work better than others.
2. Very Complicated Electrical Systems
In a normal house, you have one panel, and maybe one or two subpanels.. In a luxury home, you might have a dozen sub panels hidden in closets, garages, guest houses, pool cabanas, and new additions. Every sub panel invites another chance for a mis-placed wires. Even if the first seven panels are perfect, there is a high chance the 8th panel is wired backwards. Large estates often expand over time, and each remodel seems to bring its own panel, wiring style, and labeling philosophy.
Luxury electrical systems need real scrutiny because they’re far more complicated than anything in a typical home. I have even seen a large multi-million deal fall apart over the electrical system.
3. Resort-worthy Luxury Swimming Pools
A luxury pool isn’t just a simple backyard pool with a single pump, filter, and maybe it’s a heater. Luxury pools often have at least 3 pumps, often more. Along with spillways, fountains, baja shelves, salt systems, and the bubble spa. These systems can be very complicated and go beyond what a normal inspector may see.
Buyers see a beautiful infinity-edge pool and think “vacation.” Inspectors see dozens of valves, long plumbing runs, awkward equipment placement, and the potential for $20,000 to $80,000 in repairs if anything leaks or shuts down. Pools are a major selling point in luxury homes, but they come with real maintenance and real risk. At IM Home Inspections, we are trained and experienced in large luxury pools.
4. Luxury LA Home Water Features That Leak
In luxury neighborhoods, homeowners love showing off dramatic water features—moats, wall waterfalls, fountain courtyards. They look amazing on Instagram and during open houses. But here’s the part no one talks about: most of them leak. Some leak constantly.
When a water feature in a multi-million-dollar home leaks, it’s rarely a cheap fix. The damage is often hidden behind stone, tile, stucco, or planters, and it usually involves waterproofing failures, cracked basins, or malfunctioning recirculation systems. Repairing them often requires specialty contractors, not handymen, and the bill reflects that. We have seen waterfalls that leak into the garage, moats that leak into the personal gym, and more.
5. Jet Tubs: The Luxury Feature That Always Comes Back to Bite Someone
If there is one universal truth with jetted tubs, there are only two kinds—those that leak during the inspection and those that wait until right after the inspection.
The problem isn’t the tub itself; it’s everything underneath it. Pumps are often built into tight, inaccessible spaces. Gaskets dry out. Drains loosen. And because these tubs are rarely used (and often decades old), issues don’t show up until water is flowing through the system for the first time in years. Buyers love the look of a jetted tub. Inspectors know it’s a wildcard.
6. The Bigger the Home, the More Places Problems Hide
Luxury properties aren’t large—they’re sprawling. Bedrooms are spread out. Multiple hallways. Multiple staircases. Hidden closets. Mystery rooms. Just walking around the house can be an adventure. Trusting one inspector to be able to see it all is near impossible.
Because of the sheer size, no buyer ever sees everything during a showing. That’s why our luxury inspection focuses heavily on sending multiple inspectors to dissect different aspects of the home so the report shows the complete picture.
7. Privacy & NDAs
One thing that really sets luxury homes apart is privacy. The sellers may be celebrities who do not want photos of their closets posted online. The buyers may be well-known people who do not want TMZ or other tabloids knowing they are buying a home. Sure, once the sale goes through and becomes public record, TMZ will find it and report on it. But most celebrities do NOT want this information being published while they are in the middle of a transaction. We often see celebrities using assistants or other trusted individuals to be listed as the buyer for the inspection to keep their privacy. At IM Home Inspections, we never blow their cover. We have been inside the personal closets of celebrities. We have inspected for major music and movie stars. But we always protect our clients’ information.
Final Thoughts for Luxury Buyers and Their Agents
Luxury homes offer exceptional craftsmanship and design, but they also come with complex systems and unique risks most buyers aren’t prepared for. A standard home inspection checklist simply isn’t enough. Multi-million-dollar homes deserve multi-million-dollar attention.
At IM Home Inspections, our team specializes in the unique challenges of luxury properties across Los Angeles, from Bel Air to Malibu to Hancock Park. If you’re navigating a high-end purchase, you need an inspection team that understands the systems—and the hidden surprises—that come with a luxury estate.
A luxury property deserves a luxury-level inspection.
You can learn more about our approach here:
IMHomeInspections.com/luxury-home-inspections
To book your inspection, call 818-298-3405