Home Inspection Tips for Sellers
By Michael Quinn, Manager - US Inspect

95% of homebuyers will use a professional home inspection prior to investing. Here's a simple formula to help you prepare...

These guidelines are honed from the thousands of home inspections that we have performed for prospective buyers over the past ten years. These guidelines are presented here for your benefit. They are designed to facilitate in the preparation of the home in order to reduce the unnecessary anxiety.

Nationwide studies show that an astonishing one out of three home purchases collapse before the closing. This figure represents countless hours, considerable expense and frustration for everyone involved.

I am a strong proponent of retaining a home inspection firm to be used to supplement your disclosure by assisting you in preparing the home for being marketed. The essential systems and structural components in the home are observed in their present condition. The main difference however, is that as a Seller, you would now have access to this information, before the house is shown and before you would be faced with Buyer's demands and expectations.

The sole purpose of the inspector's role in this process is to identify every defect before the Buyer's inspector finds them. Equally as important is to identify the positive aspects of the home to enable others to recognize the merit of these upgrades.

A pre-sale home inspection will serve a Seller's best interests.

1. If a buyer knows most or all of the defects up front, the defects take on their proper perspective. Conversely, if the buyer's inspection finds the defects, they take on ominous proportions. Suspicion turns into apprehension and eventually into negotiations or a deal that falls apart.
2. Historically, if a buyer is unaware of a defect prior to making an offer, quite naturally the tendency is to negotiate the price once the defect becomes known after their home inspection. With prior knowledge from the Seller's home inspection report, the defect instead is taken under consideration before the offer is made and there is less leverage for re-negotiations.
3. Prior knowledge of the house helps the listing agent determine a realistic asking price because this price takes into account physical and mechanical conditions as well as comparable home values.
4. Problems disclosed up front discourage future litigation and provide the best defense to a Seller and his or her Realtor.
5. Prior knowledge of defects allows the perspective buyer to make a good faith offer, rather than "hold back" for unexpected problems.
6. As a Seller, your strongest position is at that time the Buyer first presents an "offer to purchase". If negotiating starts subsequent to the Buyer's home inspection, the Seller is mentally set for a sale but perhaps more inclined to give concessions to avoid the deal falling apart.
7. With prior knowledge a Seller can either : A) offer the house "as-is" B) repair the defect using a contractor of one's choice or C) downgrade (Ex. remove a rotted deck or underground storage tank).
8. If a prospective Buyer is of a particular mindset about a pre-existing characteristic (ex. UFFI) then it is better to let him or her pass.
9. The Seller's inspection report provides advanced knowledge that heightens interest by reducing the risk factor.
10. Peace of mind empowers people to make decisions and engenders confidence and trust.
11. Reducing the chance for the house to fall "out of agreement" will prevent the house from becoming stigmatized.
12. The report becomes a tool from which everyone begins with a "fixed point of reference" so that everyone's expectation is related.

Areas Typically Inspected

• Exterior
• Roof, Attic & Insulation
• Foundation & Framing
• Plumbing, Hot Water & Drainage
• Electrical System
• Heating & Air Conditioning Systems
• Interior , Fireplaces, Windows & Doors
• Wood Destroying Insects

What will the Inspector do during a home inspection?

The Inspector will inspect the exterior, including the roof, chimneys, gutters and flashing. The siding, trim, grading, driveway, walks, steps, decks & porches will also be inspected. The inspector will inspect all of the mechanical systems, as well as basement and crawl space structural components, attics, garages and the doors and automatic garage door openers. A thorough examination of a typical home requires two to three hours. It is customary for the client and/or their agent to accompany the inspector for at least part, if not all, of the inspection.

How can I prepare my home for an inspection?

There are a number of things you can do to prepare your home for the inspector's visit that will make the process easier for the inspector and, as a result less time consuming and disruptive for you, the Seller. Before the inspection be sure to check the following:

• Drive by your house and notice the "curb appeal" as a prospective Buyer would do.
• Remove heavy old curtains, install bright light bulbs in closets and in the basement.
• Organize the basement, garage and the attic to create more "visual" space.
• Clean, scrub and sweep the basement after removing any "junk".
• Paint over inactive interior water stains with "kilz" stain-killer and then repaint.
• Check doors and lock operation, especially the door the Realtor® will be using
• Operate all faucets, toilets, tubes and plumbing fixtures.
• Check the air conditioner and heater units to make sure they are operational.
• Operate all thermostats.
• Operate all doors and windows, making sure they open, close and lock.
• Operate all built-in kitchen appliances that are to remain with the house.
• Operate all light switches and make sure they are functional.
• Locate all operation manuals and warranties.
• Make sure you have keys available for all locks.

How should I prepare my home for an inspection?

Just before the inspection you should remove any items that might block the inspector's access to the following:

• any locked area
• interior areas, garages, basements and yards
• fireplaces
• kitchen sinks
• house or garage attics
• main water shut off
• water heater
• electrical panels
• heating equipment
• keep stairways clean of obstacles

In addition, make certain that all heating systems and water heater pilots are lit. If the pilot and/or valves are off, the assumption will be that they are inoperable.

After the inspection is completed, the inspector will prepare a well-written report. If you have hired the home inspector, you will get the report issued on the same day. You can then relax, because as a Seller, you've done all you can to make sure your home will be shown to its best advantage, and quickly put under agreement.

If the buyer hires the home inspector, the Seller does not receive a copy. The information contained in this report is a documentation of the existing conditions in the home. The inspector will make recommendations in the report that would be consistent with the conditions of which they had prior knowledge.

What do I do once the inspection is complete?

Regardless of who may hire them, rest assured, inspectors do not pass or fail homes. It is merely an objective evaluation to indicate the condition of the home at the time it is inspected. If you have properly prepared your home, the inspector may even indicate that the house is in excellent shape.

What about previously unknown deficiencies if I decide not to hire an inspector for the home I wish to sell?

You should consult with your qualified Real Estate professional regarding these matters. If you are not working with a Realtor®, then you should consult with a qualified attorney. Keep in mind that you may be asked to address any or all of the conditions commented during the inspection if the Buyer elects to ask this of you. Usually, only qualified individuals should perform all modifications or corrective action, and all work would be expected to conform to all municipal codes, ordinances and regulations once a Buyer makes a formal request for repairs.

Should I be present during the Buyer's inspection?

Generally the Seller need not be present during this inspection unless there is no Realtor® involved. Buyers generally feel more at ease asking questions and making comments when the seller is not present. It is to your advantage to make the buyer as comfortable as possible. Special instructions for the inspector can be communicated through the Realtor® or by leaving a message at the home for the inspector.

If you must be present at the time of the inspection, it is best to remain inconspicuous. The inspector is a professional who is fully aware of the needs of the Realtor® and the Buyer and it is best not to distract the inspector with unnecessary conversation. If you must be present, just go about your normal routine.

It is unwise to conduct any business during the inspection, even if you think it is related to the inspection. Inspectors are reliable professionals who can conduct and efficient inspection, if permitted to move through the house uninterrupted.

Relax. It makes perfect sense to give your house a check-up. Your home's good health is your major source of wealth.