Getting ready for a Home Inspection
Today, we'll talk about preparing your home for a home inspection. You've received an offer on your house, and a home inspection is part of the purchase agreement. Here are some straightforward improvements to make before the inspector arrives. People frequently ask me about the most common defect I encounter. I don't have a specific metric to measure that, but I can say there are often a dozen small things you can address before my visit that will help "clean up" the inspection and ensure the process goes smoothly. Let's dive in.
Smoke alarms - Ideally, these should be installed in each bedroom, outside the bedrooms, and on every floor of the house. They need to have functioning batteries and be less than 10 years old. If they do not meet these criteria, replace them. Modern homes often have hardwired smoke alarms, which will need wiring for replacement.
Carbon Monoxide (CO) Alarms - These are required within 10' of sleeping areas and should be installed according to the manufacturer's specifications. I would absolutely consider adding more than one of these alarms for redundancy.
See this link if you want to dive deep on state requirements
GFCI and AFCI outlets and breakers should be tested and operational near water sources and outside areas. The requirements vary based on the construction date of your house. For instance, kitchens were not mandated to have GFCI protection before 1996, but it is now common to request this upgrade if absent. In new constructions, AFCI and GFCI breakers or outlets are required on most circuits, whereas in older homes, they are typically found in the kitchen, bathroom, and exterior areas. We explain what GFCI and AFCI are in another blog.
I would not suggest you wire in new outlets but testing them by pushing the test button is required monthly by the manufacturer.
Outlet Cover Plates - Inspect concealed areas such as behind couches, inside microwave cabinets, and under sinks. Garages frequently lack covers as well. Ensure that switches and outlets have the proper covers, which is a task you can handle as a homeowner. Furthermore, Junction Box Covers, particularly in basements or attics, are often absent. These are very affordable and are consistently noted in inspections.
Clean or replace filters - Dedicate time to clean the filters on your furnace and air conditioners. It's also important to maintain the exterior intakes and exhausts around your home. HRV (heat recovery ventilators, or air exchangers) typically have intakes that are frequently clogged. Ensure you clean your central A/C unit or mini-split. Is the exterior coil clean? A paid receipt from a reputable HVAC contractor indicating that everything has been recently serviced and is in good working condition can significantly boost confidence for most buyers, particularly with older systems.
Access - Ensure that stored items do not obstruct attic access points, particularly those located in closets. Attic accesses can also be found in garages, where cars or boats might block the way. We require access to the electrical panel, heating system, water heater, water shutoff valves, and gas valves. If you have locked closets or rooms, and it is feasible, please leave them open. Balcony doors are another frequently overlooked area. Make sure sheds or other buildings are unlocked, or leave keys available.
Loose toilets or toilet tanks with missing parts - It's often noticed that toilets can stop wobbling by merely tightening the closet bolts at the base. Additionally, check inside the tank to ensure the flush arm isn't secured with duct tape. Quick fixes are sometimes made and then forgotten.
Is everything functioning properly? - Are all the components of your home operational, or are they noted in the disclosures? As an inspector, I rarely receive the disclosures, but if something is broken or under repair, leave a note to acknowledge it. If the dishwasher leaks all over the floor and it's a known issue, let someone know. Moreover, nothing boosts a buyer's confidence like a transparent seller. Simple actions you can take...
-change burned out light bulbs
-lubricate locks (nothing like fighting to open the front door for a showing or inspection and the lock is sticky, great first impression)
-lubricate overhead garage doors
-clean windows and make sure they function smoothly
-check sink drains for leaks
-interior doors close smoothly
These are not major things but you get the idea. Small things go a long way.
Gutter Extensions and Maintenance - Downspouts should be positioned to extend several feet, ideally 4-6 feet or more, away from the house to ensure that water does not flow back towards the foundation. It's important to remove leaves and seal any leaking joints.
Trim trees - Ensure trees are not close to the house, especially if there are dead branches or if trees are in contact with the structure, as this will be noted during the inspection. Trees can harm the siding and roofing, and their roots may also pose a risk to the home if they are too near.
Sewer scope if required by the municipality - Consult with your realtor, as some municipalities mandate a sewer lateral inspection using a camera. This differs from a city's I&I inspection. These requirements are typically the seller's responsibility to fulfill. It's always beneficial when we arrive at a property and this has already been completed. It simplifies the process, as I don't need to explain it to the buyer. It's just another item checked off the list, rather than something additional for the buyer to remember. Buyers can sometimes feel overwhelmed. Think back to your first purchase—both scary and exciting come to mind.
Radon Test Results - If you've previously conducted a radon test and have the results, providing them can often reassure a buyer and save them money. If a radon mitigation system is installed, sellers are advised to perform a radon test if it has been over a year since the last test. This recommendation comes from the MN Dept. of Health to ensure the system's effectiveness. The manometer on the suction pipe only shows that the system is functioning; it does not confirm its effectiveness or the radon levels. Don't be misled.
Wells and Septic Systems - Remember to consider your well and septic systems along with local inspection requirements. For instance, in St. Louis County, these systems must be inspected recently, or you'll need to reserve sufficient funds for replacement after inspection. Inspections can't be conducted in winter, so it's wise to plan ahead. These inspections are typically valid for 3 years, making them beneficial if you're considering selling. Well water testing results can vary. Providing recent test results or receipts for pumps, pressure tanks, or filter details is always appreciated by buyers.
These are some straightforward improvements or observations you can implement around your home to facilitate a smoother inspection process. This can also help you manage your expectations. Ensuring access and being open to answering questions is recommended. We understand that selling a home can be a highly emotional experience, and we respect that.
Comments