How to Prepare Your Home for an Inspection: A Home Seller’s Guide

1. Understand the Stakes Before the Inspector Arrives

A typical home inspection lasts 2–4 hours and costs $450–$650, depending on square footage and location. The inspector will examine the structure, roof, plumbing, electrical, HVAC, appliances, and more. They’ll take photos, test systems, and write a report that can run 20–50 pages. As a seller, you are discouraged from attending the inspection

2. Declutter and Clean Like Your Sale Depends on It

Inspectors need clear access to attics, crawl spaces, basements, electrical panels, water heaters, and furnaces. A cluttered home signals neglect and makes the inspector’s job harder, which can lead to vague notes like “unable to fully inspect.”

• Clear pathways: Move boxes, furniture, and storage bins at least 3 feet away from walls and appliances.

• Tidy the yard: Trim overgrown shrubs, rake leaves, and remove debris from gutters and downspouts.

• Deep clean: Wipe down countertops, scrub bathrooms, and vacuum cobwebs. A clean home subconsciously reassures the inspector (and buyer) that the property is cared for.

3. Ensure All Utilities Are On

Inspectors test every switch, outlet, faucet, and appliance. If utilities are off, they’ll note it as a limitation, leaving buyers anxious about unseen problems.

• Electricity: Confirm all circuits are live; replace burnt-out bulbs.

• Water: Turn on the main valve; run hot water to verify the heater works.

• Gas: If applicable, ensure the pilot lights are lit and the meter is active.

• HVAC: Set the thermostat to both heat and cool modes a few hours beforehand so systems are ready to cycle.

4. Replace Filters and Perform Basic Maintenance

Simple upkeep items are low-cost but high-impact.

• HVAC filters: Swap them out; a dirty filter suggests poor airflow and potential system strain.

• Smoke and CO detectors: Install fresh batteries and test each unit. Missing or expired detectors are red flags.

• GFCI outlets: Press the “test” and “reset” buttons in bathrooms, kitchens, and garages.

• Door and window locks: Lubricate sticky latches with graphite spray.

5. Compile Documentation and Disclose Known Issues

Transparency builds trust. Gather the following in a neat folder or digital file:

• Appliance manuals and warranties

• Receipts for recent repairs (roof, HVAC, plumbing)

• Permits for renovations

• Pest control reports

• HOA docs or condo questionnaires

If you know about a past leak or a quirky faucet, disclose it upfront. Inspectors will find it anyway, and honesty prevents the appearance of concealment.

6. Address Safety Hazards Proactively

Safety issues trigger the strongest reactions in inspection reports.

• Handrails and stairs: Secure loose railings; ensure steps are even.

• Trip hazards: Tape down loose cords; repair cracked walkways.

• Fireplaces: Clean the chimney and open the flue so the inspector can check the damper.

• Garage doors: Test auto-reverse sensors by placing a 2×4 in the path.

7. Prepare the Exterior and Roof for Scrutiny

Inspectors spend significant time outside.

• Roof: Replace missing shingles if you’re handy; otherwise, note the age and last maintenance date. Provide ladder access if safe.

• Siding and foundation: Caulk gaps, repair peeling paint, and clear vegetation touching the house.

• Drainage: Ensure gutters flow freely and downspouts extend 5–10 feet from the foundation. Grade soil away from the house to prevent water intrusion.

8. Stage the Interior for Easy Evaluation

Think of the inspector as a guest who needs to open every drawer and cabinet.

• Attic and crawl space: Provide pull-down stairs or a clear path; install a light bulb if dark.

• Electrical panel: Remove padlocks and clear 36 inches of space in front. Label circuits if possible.

• Water heater: Clear 24 inches around it; note the temperature setting (120°F is ideal).

• Appliances: Leave ovens, dishwashers, and washers empty and ready to run a short cycle.

9. Know What’s Not Inspected

Standard inspections don’t cover:

• Inside walls (unless visible damage)

• Chimney flues beyond visual reach

• Septic systems (requires a specialist)

• Radon, mold, asbestos, water quality or lead paint

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If the home is older or in a high-risk area, budget $100–$300 extra for specialized tests. Discuss these with your agent before the main inspection.

10. The Day-of Checklist

Print this and tape it to the fridge the night before:

•  All interior and exterior lights on

• Pets secured or off-site

• Keys to sheds, gates, and electrical boxes laid out

• Thermostat set to 68°F (heat) or 75°F (cool)

• Pilot lights confirmed lit

• Folder of docs on kitchen island

The Bottom Line

A well-prepared home doesn’t guarantee a flawless report—every house has quirks—but it does signal pride of ownership and minimizes surprise deal-breakers. Sellers who invest a weekend in prep often net thousands more at closing;