Don't Let the Inspection Derail Your Sale: What Every Seller Should Do First
You've accepted an offer (congrats!), but before you start celebrating, there's one more hurdle that trips up a lot of sellers: the home inspection. A buyer sends in their inspector, and suddenly every little thing you've been meaning to fix becomes a talking point. The positive news is most of this is totally preventable. Here's what to take care of before the inspector shows up.
Do Your Own Walk-Through First
Grab a notepad and wander through your home like a stranger would. Open the cabinets under the kitchen sink. Check the ceilings for old stains. Try the doors that have always stuck a little. You already know where the quirks are, but now's the time to actually deal with them before someone else points them out in a formal report.
Knock Out the Small Stuff
That leaky faucet you’ve been ignoring for eight months? Now would be the time to fix it. Missing outlet covers, a loose handrail, peeling caulk around the tub… none of it is a big deal on its own, but a long list of little things sends the wrong message to buyers. It makes the home feel neglected even when it isn't. An afternoon of small fixes can make a real difference in how your inspection reads.
Pay Attention to the Big Ticket Items
Inspectors are always going to look closely at the roof, HVAC, and electrical because those are the things that cost a lot to replace. Change your HVAC filters and get the system serviced if it's been a while. Make sure no breakers are tripped and just sitting there. If your roof is older, it's worth having a roofer take a quick look so you're not caught off guard.
Make Sure Everything Is Accessible
Your inspector needs to get to the attic, crawl space, water heater, electrical panel, and HVAC unit. If any of those spots are buried under boxes or blocked by furniture, clear them out before inspection day. An inspector who can't access something has to note it and that raises questions buyers don't love seeing.
Take Moisture Seriously
Water issues are the ones that really spook buyers, and rightfully so. Take a look in your basement or crawl space for any dampness, white mineral buildup on the walls, or musty smells. Clean out your gutters and make sure water is draining away from the house. Check under your sinks for any slow drips. Small moisture issues are usually easy to fix, but if you leave them, they tend to become big negotiation points.
Pull Together Your Paperwork
If you've had work done on the house, dig up the receipts, warranties, or permits If you had your roof replaced five years ago, that’s great, but show the paperwork. If you had your HVAC serviced every year? Even better. It gives buyers confidence and shows you've taken care of the place.
Think About Getting a Pre-Listing Inspection
This one's underused and honestly pretty valuable. Hiring your own inspector before you list means no surprises when the buyer's inspector comes through. You'll know what's there, you can fix what makes sense, and you go into negotiations knowing exactly where you stand.
If you're getting ready to sell and want to talk through what to expect, the Fox Realty team is always happy to help. We've been through a lot of inspections and we know what to watch for.