Getting Ready for Home Inspection

sellerunder contract
Written By Stephen Molloy

Preparing your home for an inspection can make the Under Contract phase go smoother and save you money.  To help you prepare, I have put together a guide outlining what will happen on inspection day, how the contract works, and a detailed checklist of items you can review beforehand to minimize surprises on the final report.

What to Expect on Inspection Day

  • Timeframe: Inspections typically take half a day to complete. They normally start at 9:00 AM, noon, or 1:00 PM and can last anywhere from 3 to 5 hours, sometimes longer depending on the size of the home.

  • Attendance: It is very common for the buyer and their real estate agent to attend the inspection alongside the inspector.

Seller Etiquette

  • Treat it like a showing: You must vacate the property for the entire duration of the inspection.

  • Give them space: Do not stay to talk to the buyer, the buyer's agent, or the inspector. Providing them privacy allows them to evaluate the home comfortably.

How to Prepare Your Home's Logistics

  • Utilities: Ensure that all utilities (gas, water, and electricity) remain turned on so the inspector can thoroughly test appliances and systems.

  • Clear Access: The inspector will need clear, unobstructed access to all major systems, including the electrical panels, attic, and crawl space.

  • Windows and Outlets: Make sure all boxes and heavy furniture are pulled away from the windows so they can be easily accessed. Keep in mind that the inspector will be testing electrical outlets, fixtures, and plumbing items throughout the property.

Types of Inspections to Expect

In addition to the general home inspection, buyers typically conduct a few other specialized evaluations.

  • General Inspection: Evaluates the structural, mechanical, and electrical condition of the property.

  • Pest Inspection: A wood-destroying organism inspection to look for signs of termites and similar pests.

  • Radon Inspection: We are seeing more buyers opt for radon testing. An inspector will leave a specialized machine in your home to measure radon levels on the hour, every hour, for approximately 48 hours to find the average. If a radon machine is placed in your home, just leave the unit alone, do not open windows in that specific room, and go about your normal life.

Understanding the Contract and Due Diligence

It is vital to understand how the Georgia Association of Realtors (GAR) contract handles the inspection and negotiation process.

  • Multiple Inspections: The GAR contract dictates that the buyer can conduct multiple inspections on the property, utilizing various specialized vendors if they choose.

  • Timing: While inspections typically happen during the Due Diligence Period, the contract allows the buyer to perform inspections after it ends as well.

  • Due Diligence Purpose: The Due Diligence Period is simply the specific window where the buyer can thoroughly investigate the property and either renegotiate or terminate the contract for any reason.

  • Repair Requests: A buyer cannot force you to fix anything, but they can make a formal request for repairs or a price adjustment after the inspection.

  • Termination: If you cannot come to terms on the requested repairs, the buyer can terminate the contract, provided they are still within their Due Diligence Period.

Pre-Inspection Seller Checklist

To ensure you receive the best price for your property, we recommend that you make any necessary minor repairs that might come back during a home inspection. As a general rule, the more you fix now, the more you will save later.

Here is a list of common items the inspector will be looking for so you can address them in advance:

Grounds & Exterior

  • Ensure proper grading and drainage directs water away from the house.

  • Verify there is no evidence of standing water around the property.

  • Trim any branches or bushes touching the house or overhanging the roof.

  • Check for adequate clearance between the ground and wood siding materials (6 inches minimum) with no wood-to-earth contact.

  • Pressure wash the exterior, driveways, and sidewalks if needed.

Windows, Doors & Roof

  • Make sure all windows and doors can easily open, close, lock, and unlock.

  • Ensure wood frames and trim pieces are secure with no cracks, rot, or decay.

  • Inspect the roof for any broken, damaged, or missing shingles.

Interior Rooms & Kitchen

  • Ensure interior doors operate easily and latch properly with no broken hardware.

  • Verify that all lights and switches operate correctly.

  • Check that there are no leaks in the pipes under the kitchen sink.

  • Verify the dishwasher drains properly, has no leaks, and the door spring operates properly.

Bathrooms & Plumbing

  • Check that the sink, tub, and shower drain properly.

  • Ensure the toilet is stable with no rocking or stains around the base.

  • Verify that caulking is in good condition inside and outside of the tub and shower areas.

  • Check that the hot water temperature is between 118 and 125 degrees Fahrenheit.

Electrical, Heating & Cooling

  • Ensure the electrical service panel is easily accessible.

  • Change out your HVAC air filter(s) before the inspector arrives.

  • Ensure smoke and carbon monoxide detectors are present where required by local ordinances.

  • Verify the automatic garage door opener operates properly and stops correctly for obstacles.


Stephen Molloy