Let me set the scene… you have gone through all the preparations to declutter your home, patch the walls, paint over the crayon marks from the kids, replace the carpet where your puppy first experimented with what the difference is between tile, carpet, and grass, and you followed your Realtor’s advice and placed half of your possessions into storage - which felt like moving, but ended up being a relief in the end. Your Realtor hosted an open house, you left the home 9 times for your home to be shown, and finally you accepted the offer. Whew! And, just as you wipe your brow and pat yourself on the back, your Realtor calls to tell you that the buyers have scheduled the home inspection for this coming Thursday. Thoughts like, “What will the inspector find that I don’t know about?” enter your mind. You wake up at 2:00 in the morning thinking about all the things you need to do to make sure your home passes the inspection.
Fortunately, I am here to calm your fears and give you the perspective you need to understand the process of the inspection and where to focus your attention as either a buyer or a seller. The first thing you have to realize is that the perfect home does not exist (even a newly constructed home – which should always have a home inspection as well) and a licensed inspector’s job is to point out anything that could be suspect. This is not a pass or fail test and often times, the inspection can lead to a second round of negotiations where the buyer asks for fixes or concessions from the seller in order to proceed forward with the purchase. The seller can choose to make those fixes/concessions or deny them altogether. So what should you do to prepare for a home inspection and eliminate any known issues that are visible before the home goes to the market?
What is a Home Inspection?
If you don’t know what the inspector will be looking for, how can you prepare? There are two main associations that most inspectors subscribe to who largely dictate what should be reviewed during an inspection. You can read up on those specifics by searching for InterNACHI (International Association of Certified Home Inspectors) or ASHI (American Society of Home Inspectors) or simply review the standards of practice as set aside by your state’s licensing board. The following list is a summary of what you can expect the home inspector to go over with a fine tooth comb. Inspectors typically start on the outside and work their way to the interior. They will be very thorough checking everything they can visually see.
Beginning with the outside of the home, they will look for the following:
Proper grading to ensure water does not easily enter the home.
Visual damage to the driveway such as cracking or damaged pavement.
Check the entire home for wood rot most commonly found at window sills and trim boards.
Check the structural integrity of the deck.
Structural cracks in the foundation.
Connections of electrical wiring coming into the home is commonplace.
The roof - including the shingles and signs of problems with the sheathing.
Once inside. the inspector will verify the following:
Signs of any water penetration into the building.
Structural defects such as the sills, foundation, supports, etc.
Plumbing, heating, electrical (including GFCI outlets near water) and HVAC systems.
The inside and outside of any chimneys and fireplace.
Signs of any insects or rodents such as termites, ants, mice, etc.
Any defects in the floors such as cracking, shifting of bows.
The windows for mechanical function as well as failure of seals.
Radon gas, mold, and other potential health hazards.
Any other kinds of disrepair and minor defects.
You should expect the inspection to last 3 hours. Most inspectors in Utah will invite the buyer to the final 30 minutes to review the findings in person. I highly recommend that if you are purchasing a property that you and your Realtor attend this review period so that you can gain a better understanding of what could or should be addressed with the seller of the property prior to completing the sale.
How Can You Prepare for the Inspection?
Now that you know, what should you do to prepare your home to be seen in its best light?
Don’t Hide Any Known Issues - Selling your home is an emotional process – memories have been made in your home and as such, you tend to overlook discrepancies that should be disclosed to a potential buyer. Obviously, proper maintenance and keeping record of this maintenance can assist in resolving any potential questions brought up during an inspection, but as a seller, you must keep your mind open to the fact that your home is not perfect.
Keep receipts of any maintenance or routine services you’ve ever had on your home or its components. Have them organized and ready to show to inspectors and buyers. For example: furnace serviced, filters changed in HVAC, water heater serviced, etc.
Clear out clutter in spaces like basement, attic, garage, and crawl spaces. Access to these areas is required and you want to make the process as easy as possible.
Make sure the inspector has access to the electrical panel, furnace, and water heater.
Lock up pets while the inspector walks through. Take all pets out of the home. Dogs and cats both need to out of the home during an inspection. Don’t think putting them in a kennel is enough – take them away from the home
Make sure light bulbs are working and not burnt out. If light bulbs aren’t working, it could be a sign of electrical issues. Additionally, you will need to have all light bulbs functioning when you sell your home, so you should invest the time and money to “put your home in the best light” for the inspector!
Run water in every sink and bath to check for clogs and good water pressure. If you have “dealt with the water problem” for the past few months or years, this is the time to call a plumber and get it cleared up. If you don’t, I can promise that you will be as soon as the buyer sees the inspection report. This would be another receipt that you will want to keep close at hand to prove the work you have completed prior to selling the home.
Replace filters. Dirty air filters are the easiest item for an inspector to call out. This is also one of the easiest items for you to maintain in your home – it takes less than a minute every one to two months. Set a reminder in your phone to check or replace every month. This in and of itself can save you thousands in the long run as well as enhance the health of your family, and the life of your HVAC system.
Extend the drain from your gutters away from the foundation on the exterior of your home. Make sure the slope of the earth around your home runs away from the property.
Repair or replace any cracked windows or broken screens. If you have fogging in any of your windows, this means you have a crack or the seal has been broken. Take care of this prior to putting your home on the market, because it will be called out in the inspection and your buyers will require that the window get replaced.
Proactively address any bugs with a professional exterminator. The cost will run between $75 and $300 depending on the level of infestation. Every home has bugs, but buyers do not want to see that. I recently sold a home that lost a buyer because when they went through the home a second time and were going to make an offer, they found over 100 dead wasps. An exterminator can also alert you to issues with carpenter ants, termites, or other pests that need to be taken care of before you sell. Again, the buyer’s inspector will most certainly point these out and you will have to take care of them prior to selling your home.
Trim trees that are touching or close to the roof. Low-hanging branches can raise the possibility of roof damage and give rodents access to chimneys and other openings.
I hope these tips help to calm your fears so you can traverse the inspection period of the sale of your home. These and other tips are all items that I go over with my clients whether you are just preparing for the future or actively looking to buy or sell your home. Please reach out to me at any time at (801) 885-2558 or by email at brandonrwood19@gmail.com and let’s work on your personal plan!