For many sellers, the buyer's inspection is the most nerve-wracking moment after accepting an offer. A stranger will spend a few hours looking at every system in your home, then write a report your buyer may use to ask for repairs or a lower price. The more prepared you are, the fewer surprises you will face.
This guide explains what inspectors look for, how to prepare and what to do with the results.
What a Home Inspector Does
A general home inspector reviews the visible condition of a home and its major systems: roof, foundation, structure, plumbing, electrical, heating and cooling, attic, insulation, windows, doors, and the visible parts of the exterior. They note defects, safety concerns and items that need further evaluation by a specialist. An inspection is not a pass or fail test, and no home is perfect.
Consider a Pre-Listing Inspection
Some sellers hire an inspector before listing. The report helps you fix problems on your terms, price the home accurately and share information with buyers. It is not required in most places, but it can reduce uncertainty. Ask your agent whether it makes sense for your home's age and condition, and understand that you may need to disclose findings under local rules.
Give the Inspector Easy Access
Inspectors cannot report on what they cannot reach. Before the inspection:
Clear a path to the electrical panel, water heater, furnace and attic access.
Move items away from basement and crawlspace entry points.
Unlock gates, sheds, crawlspaces and any areas that are usually locked.
Make sure pilot lights, if any, are lit and utilities are on.
Provide keys, codes and remote controls for garage doors, if needed.
Make sure all rooms, closets and cabinets under sinks are accessible.
Fix the Simple Things First
Small issues add up in a report. Walk through the home with a notepad and handle these:
Replace burned-out bulbs and missing outlet or switch covers
Tighten loose handles, railings and doorknobs
Fix dripping faucets and running toilets
Replace dirty HVAC filters
Test smoke and carbon monoxide detectors and replace batteries
Caulk around tubs, sinks and windows
Clear gutters and downspouts and direct water away from the foundation
Trim shrubs and trees away from the house
Repair torn screens and sticking doors or windows
Check the Bigger Items
Look for signs of water: stains on ceilings, damp spots in basements, musty smells and peeling paint. Check the roof from the ground for missing shingles. Test the garage door safety reverse. Run the dishwasher, the washer and the dryer. If you know of a problem, tell your agent now. Hidden problems found later can damage trust and delay closing.
Gather Your Documents
Have records ready for the inspector and buyer's agent:
Receipts and permits for major repairs and improvements
Warranties for the roof, HVAC, appliances and windows
Service records for the furnace, water heater and septic system
A list of upgrades with dates
Good records show that the home was cared for.
Plan for the Day
Most inspections take two to four hours. Plan to be away from the home. Take pets with you or arrange for them to stay elsewhere. Leave lights on and the home clean. Buyers often attend part of the inspection, so a tidy home reflects well.
After the Report
You will probably receive a request from the buyer. Work with your agent to sort items into groups:
Safety and major systems, which usually deserve serious attention
Moderate repairs, which can often be negotiated
Cosmetic or minor items, which most buyers expect
Your options generally include making repairs, offering a credit, adjusting the price or declining. Ask your agent which is likely to work given your market and contract. Get quotes for large items rather than guessing, and stay calm. Inspection reports always list problems, so focus on what truly affects safety or value.
Common Findings and What They Mean
Reports often list the same kinds of items: aging water heaters, minor roof wear, loose handrails, poor drainage, outdated electrical panels or missing GFCI outlets. Many are routine. Ask your agent which are safety concerns, which are maintenance and which are normal for a home of your age, so you can respond sensibly rather than emotionally.
Keep Communication Calm and Documented
Respond to repair requests in writing through your agent, keep copies of receipts and ask contractors for written estimates. Clear records protect you and help the sale move forward on time.
Plan Ahead With Your Agent
Ask your agent how they handle inspection requests and how they present your home to buyers before the inspection. A well-prepared home with a strong marketing plan tends to attract buyers who are confident, whether the home is shown online, in print or in a real estate magazine such as the Only Homes Collection from Listing Boosted. For a bigger picture of getting ready to sell, see our new listing launch checklist and how to sell your house fast.
