How To Prepare for a Home Inspection

When does a home inspection occur during the real estate transaction?

The home inspection is scheduled immediately after a seller accepts an offer. Typically, the buyer has seven to 10 days to complete the inspection unless the buyer and seller agree to something different. Smart sellers will have already prepared their homes for inspection in advance, sometimes even before they receive the offer.

Who performs the inspection, and what are their certifications?

Inspections are conducted by a certified or licensed home inspector. Requirements can vary from state to state; some states are regulated and require licensure.

Illinois and Connecticut require a license, for example. Licensees need to complete training as an associate inspector working under an inspector for one year and pass an exam. Other states like North Carolina and Florida require 100 hours of training and passing an exam.

The American Society of Home Inspectors (ASHI) offers national board certification for American and Canadian home inspectors. Inspectors need to:

Who pays for the inspection?

A buyer generally covers the cost of a home inspection. If a seller pays for the inspection, it could be perceived as a conflict of interest, though inspectors are unbiased professionals. Buyers choose their own inspector.

Inspection contingencies

A home inspection contingency is an out for a buyer to terminate the purchase contract if the home inspection turns up more repair issues than the buyer is willing to bear. A seller has a specific number of days (typically seven to 10) to respond to the buyer’s repair requests. The seller can negotiate how much they’re willing to repair from the report or deduct the cost of repairs from the purchase price. If the seller refuses to budge on repairs or the price, the buyer has the right to walk away from the sale with their earnest money deposit in hand.

Consider a pre-listing inspection to get ahead of needed repairs

A pre-listing inspection, also known as a pre-sale inspection, is a home inspection the seller pays for before listing their home, as the name suggests. The inspection uncovers potential surprise repair issues that could jeopardize the real estate deal.

After a pre-listing inspection, a seller can fix the repair issues before a buyer has the chance to discover them. For example, many buyers would walk away from a home that needs a new furnace. Since some repairs can take from a few weeks to over a month, the seller has the opportunity to get ahead of repairs, which can mean a speedier sale.

Benefits of having a pre-listing inspection

In today’s real estate market, a pre-listing inspection could provide sellers a competitive edge. It is a way to identify potential issues in advance and set up the home to be in its optimal condition before hitting the market. Aside from reducing the likelihood of surprises during the buyer’s inspection, this also builds trust and confidence with potential buyers. Additionally, resolving issues upfront can expedite the sale process, prevent renegotiations, and even enhance the home’s perceived value — potentially leading to higher offers.

How to prepare for a home inspection

Brian Wetzel, a licensed home inspector serving York County, South Carolina, offers clients a home inspection checklist with essential items for the interior, exterior, kitchen, bathroom, and the garage so sellers can prepare for an inspection like a pro.

Prepare your appliances and address recommended repairs

Your pre-listing inspection could turn up needed repairs, or your agent may also have some repair recommendations to maximize the sale potential of your house. By tackling repairs that turned up in your pre-listing inspection, you can make headway on the buyer’s inspection. If you opted out of the pre-sale inspection, reach out to your agent for suggestions.

Robert Hussey, a top real estate agent who sells houses faster than 56% of Madison, Alabama agents, says, “Before we list a home, I typically recommend sellers service their HVAC if they haven’t in the last six months.”

“It’d be smart to do some preemptive maintenance, too, and set the receipts and warranties out on the kitchen counter or a dining table for the inspector to review,” explains Hussey. “That can take care of a lot of issues.”

A qualified agent will always do a walk-through inside and out with a seller with clients and suggest important fixes.

Together, they’ll check appliances for functionality, run the garbage disposal, test electrical outlets, flush toilets, open and close windows and doors, turn on the heat and AC, and open and close the garage door as well as check curb appeal items like paved driveways, the lawn, and the condition of your exterior paint. According to a survey from HomeLight’s Top Agent Insights for End of Year 2024, improved curb appeal, along with outdoor and garden spaces, is the strongest selling point for 48% of agents.