Home Inspection: The Seller's Guide

You've accepted an offer - congratulations! Now comes the inspection, which can feel like judgment day. Here's how to prepare and handle whatever comes.

What Is a Home Inspection?

A professional examination of your home's condition, typically including:

• Structure and foundation
• Roof and exterior
• Plumbing systems
• Electrical systems
• HVAC
• Interior components
• Insulation and ventilation
• Safety issues

Duration: 2-4 hours for average home

Cost: $300-$500 (paid by buyer)

What Inspectors Look For

Major Systems

Roof:

• Age and condition
• Missing/damaged shingles
• Flashing integrity
• Signs of leaks
• Estimated remaining life

Foundation:

• Cracks (type and severity)
• Settlement
• Water intrusion
• Structural integrity

Electrical:

• Panel capacity and condition
• Wiring type and safety
• Outlet function and grounding
• Code compliance

Plumbing:

• Pipe material and condition
• Water pressure
• Drain function
• Water heater condition
• Visible leaks

HVAC:

• System age and condition
• Function testing
• Filter and maintenance
• Estimated remaining life

Common Red Flags

• Active water intrusion
• Mold presence
• Roof at end of life
• Outdated electrical (knob and tube, aluminum)
• Foundation movement
• HVAC failure
• Pest damage
• Safety hazards

Preparing for Inspection

Two Weeks Before

Make Repairs:

• Fix obvious issues
• Address dripping faucets
• Replace burnt-out bulbs
• Repair broken latches/handles

Document Recent Work:

• Gather permits for improvements
• Collect warranties
• Have receipts for repairs

Clean and Clear:

• Clean around HVAC unit
• Clear attic access
• Ensure crawl space accessible
• Remove items blocking electrical panel

Day of Inspection

Ensure Access:

• Unlock all doors
• Provide garage remotes
• Clear paths to all areas

Utilities On:

• All utilities must be active
• Pilot lights lit
• Water heater on

Vacate Property:

• You shouldn't be present
• Buyers need to explore freely
• Inspector needs to focus

Take Pets:

• Remove all animals
• Put away pet items
• Note any pet damage to disclose

The Inspection Report

What It Contains

• Detailed findings with photos
• Categorized by severity
• Recommendations
• Safety concerns highlighted
• Maintenance suggestions

How Buyers Use It

Buyers typically focus on:

1. Safety issues
2. Major system problems
3. Expensive repairs
4. Code violations

Minor issues are often noted but not negotiated.

After the Inspection

Possible Outcomes

Clean Report: Proceed to closing. Rare, but happens.

Minor Issues: Buyer may proceed without requests or ask for small repairs.

Major Issues: Negotiation begins. Buyer may request:

• Repairs before closing
• Credit toward repairs
• Price reduction
• Combination

Deal Breakers: Buyer may exercise inspection contingency and cancel.

Negotiating Repairs

Buyer Requests Repairs

Consider:

• Is it reasonable?
• Is it expensive?
• Will it delay closing?
• Can you do it properly?

Options:

• Agree to repairs (you control quality)
• Offer credit instead (they control repairs)
• Offer price reduction
• Decline and risk buyer walking

Common Negotiation Points

What Sellers Typically Address:

• Safety issues (must fix)
• Major system failures
• Code violations
• Significant water damage

What Sellers Often Decline:

• Cosmetic issues
• Normal wear
• Maintenance items
• Upgrades (not repairs)

Credits vs. Repairs

Seller Makes Repairs:

• Controls quality
• Ensures completion
• May delay closing
• Retains liability

Seller Gives Credit:

• No work involved
• Faster closing
• Buyer controls work
• Clear liability transfer

Pre-Listing Inspection

Should You Get One?

Pros:

• No surprises
• Fix issues in advance
• Price accurately
• Negotiate from strength
• Disclose proactively

Cons:

• Cost ($300-$500)
• Must disclose findings
• May find issues you'd rather not know
• Buyer usually still gets their own

Best For:

• Older homes
• Homes with known issues
• Sellers wanting control
• Competitive markets

Inspection Contingency

Standard Language

Allows buyer to:

• Conduct inspections
• Request repairs/credits
• Cancel if unsatisfied

Typical Period: 7-14 days

As-Is Sales

Some sales are "as-is":

• No repair requests
• Buyer still can inspect
• Can still cancel if contingency allows
• Typically lower price

When Inspection Kills the Deal

Common Deal-Breakers

• Major foundation issues
• Extensive mold
• Roof replacement needed
• Significant structural damage
• Environmental hazards
• Undisclosed major defects

If Buyer Cancels

• They get earnest money back (usually)
• You can re-list
• Must now disclose findings
• May need to repair or adjust price

Avoiding Inspection Issues

Option 1: Pre-List Repairs

Fix known issues before listing. Cost vs. benefit analysis on each.

Option 2: Pre-List Inspection

Know what's coming. Fix or price accordingly.

Option 3: Sell As-Is to Cash Buyer

No inspection contingency. No renegotiation. Certainty.

The Cash Buyer Advantage

When you sell to SpotCashOffers:

• No buyer inspection contingency
• No repair negotiations
• No deal falling through
• We know what we're buying
• Price reflects condition

Avoid the inspection stress entirely.

Skip the Inspection Drama →

Worried about what inspection might reveal? Get a cash offer and sell as-is, with no inspection contingency to worry about.