Over the years, I’ve had numerous inquiries about what the seller can do to prepare for a buyer’s home inspection. As a seller, it is in your best interest that things go smoothly and limit the number of negative comments about the home. With that in mind, I decided to put together a list of items that you as a seller can address before the inspection and in some cases before the house is on the market.
In general
- Replace any burned out light bulbs! The home inspector is going to flip the switch and if the light doesn’t come on, they do not know if there is a faulty bulb or major electrical issues. They will not swap out bulbs. A light that does not work is written up as a repair item.
- Replace broken switch and receptacle covers
- Have GFCI outlets installed by an electrician if they are needed. GFCI outlets are needed in bathrooms, kitchens, exterior outlets, etc.
- Make sure breaker/fuse panel(s) are labeled correctly.
- Put fresh batteries in smoke and carbon monoxide detectors
- Install new air filters.
- Trim bushes and trees back from the house
- Have the gutters cleaned
- Make sure exterior doors and windows are caulked
Before the actual inspection
- Remember the inspector needs access to the entire house. Remember to leave any keys needed for fences, outbuildings, utility rooms, etc.
- Leave a copy of the property disclosure statement for the inspector.
- Be prepared to leave the home for 2-4 hours. Typically, the inspector, they buyers and their agent are present during an inspection. The process involves pointing out flaws and criticizing your home. Obviously this can cause stress to some sellers. Go see a movie.
- If you are present during the inspection, try to stay away from the inspection process. You will have time to discuss the flaws and remedies after the buyers’ agent discusses the inspection findings with your agent. I’ve had sellers become argumentative with me over items that the buyers did not care about.
- Move the cars out of the garage. The inspector needs to see the entire area.
- If the attic access is in a closet, remove the clothes and other items to give the inspector access. Also make sure access to electrical panels, water heaters, air conditioners and furnaces is adequate (3 ft or more) for the inspector to work. Basically, if there is anything that might be in the way of the inspector, move it to give full access.
- Make sure the utilities are turned on. The breakers should be on and pilot lights lit. The main water should be on, and service at all toilets, sinks, etc.
- Make sure that pets will not get in the way of the inspection process.
- DO NOT COVER UP PROBLEMS. As an inspector, if I find that the seller has intentionally hid something I become more critical in the process. Also, if I can not inspect an item that should be reasonably accessible, I can only assume the worst.
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