Beyond the Basics: Preparation That Pays Off
A home inspection isn't just a checkbox on the way to closing a sale—it's a rare opportunity to truly understand the inner workings of a property. Whether you're preparing to sell or just ensuring your home's systems are functioning as they should, how you prepare can make all the difference in the value you receive from the inspection.
Many homeowners approach inspection day with anxiety, viewing it as a test they might fail. But the reality is quite different. A home inspection is an information-gathering exercise, and proper preparation ensures that the inspector can do their job thoroughly, efficiently, and safely. More importantly, good preparation allows the inspector to focus on substantive evaluation rather than battling access issues or safety hazards.
Understanding the Inspector's Perspective
Before diving into specific preparation steps, it's valuable to understand what a home inspector needs to do their job effectively:
Access to All Areas
Inspectors need to access attics, crawl spaces, basements, electrical panels, HVAC equipment, water heaters, and every room in the house. Obstacles, locked areas, or inaccessible spaces mean those areas can't be properly evaluated—and that's a loss for you, not the inspector.
Time to Be Thorough
While inspectors work efficiently, thoroughness requires time. Preparation that streamlines the process allows the inspector to spend time on evaluation rather than moving obstacles or searching for equipment.
Safety to Work
Inspectors routinely work in challenging environments—hot attics, cramped crawl spaces, steep roofs. Your preparation can make these environments safer, ensuring the inspector can focus on the job rather than personal safety.
Operating Systems
To evaluate systems properly, inspectors need them operational. The heating system can't be tested if it's 95 degrees outside, and the A/C can't be assessed in winter, but all utilities should be on and accessible during the inspection.
Critical Preparation Steps
Ensure All Utilities Are On
This seems obvious, but it's frequently overlooked, particularly in vacant homes. The inspector needs electricity to test outlets, switches, and electrical systems. Water must be on to test fixtures, check for leaks, and evaluate water pressure. Gas should be on if present, to test appliances and systems. The heating and cooling systems should be operational.
If utilities are off, entire systems cannot be evaluated, which will be noted as a limitation in the report—and could cause problems during the transaction.
Provide Clear Access to All Areas
Attic Access: Clear a path to attic hatches or stairs. Remove storage, insulation, or debris blocking access. Ensure pull-down stairs are functional.
Crawl Spaces: Clear the area around crawl space entrances. Remove stored items blocking access. Ensure entrance covers can be removed.
Basement/Utility Areas: Create clear paths to furnaces, water heaters, electrical panels, and other equipment. Store items away from these areas.
Electrical Panels: The main electrical panel and sub-panels must be fully accessible. Nothing should be stored within three feet of panels.
HVAC Equipment: Furnaces, air handlers, condensers, and other equipment need clear access for evaluation.
Unlock Everything
All rooms should be accessible. This includes bedrooms, bathrooms, closets, storage areas, garages, sheds, and any other structures on the property. If you have a locked area that can't be opened (such as a tenant-occupied space), inform the inspector in advance and understand this will be noted as a limitation.
Replace Missing or Burned Out Light Bulbs
It seems minor, but this matters. Inspectors test light fixtures, and a burned-out bulb leaves uncertainty about whether the fixture works. For ceiling fixtures and hard-to-reach lights, replace any non-functional bulbs before the inspection.
Secure Pets
Pets can be wonderful, but they're a distraction and potential safety issue during an inspection. Secure pets in a room that doesn't need to be inspected, or better yet, remove them from the property during the inspection. This ensures the inspector's safety and allows them to work without interruption or concern.
Strategic Preparations Sellers Should Consider
If you're selling, additional preparation can help present your home in the best light and prevent minor issues from becoming major concerns in the report.
Address Known Minor Issues
Before the inspection, take care of small problems you're aware of like leaking faucets, loose doorknobs or railings, cracked outlets or switches, torn screens, and missing trim or caulking. These minor repairs are inexpensive but show the home has been maintained. More importantly, they prevent the report from being filled with numerous small defects that, collectively, create an impression of poor maintenance.
Clean and Organize
While a home inspection isn't a white-glove cleanliness test, a clean, organized home allows the inspector to work more efficiently and creates a better impression. Focus on clearing clutter from basement and utility areas, ensuring the attic is accessible and free of excessive storage, removing items from under sinks to allow inspection of plumbing, cleaning around furnaces and water heaters, and ensuring garage areas are organized and accessible.
Document Repairs and Upgrades
Gather documentation for significant repairs, system replacements, or upgrades. This might include receipts for new roofs, HVAC systems, or water heaters; permits for additions, electrical work, or structural changes; warranties for appliances and systems; and maintenance records for major systems.
Provide these to the inspector or have them available. This information provides valuable context and demonstrates responsible ownership.
Test Everything Yourself
Before the inspector arrives, test all systems yourself. Run the dishwasher, garbage disposal, and all appliances. Test every faucet, shower, and toilet. Turn on the heat and air conditioning. Check that all windows and doors open and close properly. Test garage door openers and all electrical outlets.
If you discover something not working, you can choose to repair it before the inspection or at least won't be surprised when the inspector finds it.
What Not to Do
Just as important as what you should do is understanding what to avoid:
Don't Try to Hide Problems
Painting over water stains, concealing defects, or hiding evidence of problems is unethical and often illegal. Professional inspectors are trained to identify these tactics, and concealment makes you look dishonest and can create legal liability.
Don't Over-Explain or Apologize
While attending the inspection is fine (more on this below), constantly explaining, apologizing, or making excuses for defects is counterproductive. Let the inspector work. If they have questions, they'll ask.
Don't Make Last-Minute Major Changes
Unless it's a repair, making significant changes right before an inspection can raise questions. That fresh coat of paint throughout might look great, but it may cause the inspector to wonder what it's covering.
Don't Restrict Access or Set Conditions
Telling an inspector they can't go in the attic because it's hot, or the crawl space because it's dirty, defeats the purpose of the inspection. If an area is unsafe for the inspector, they'll make that determination.
Should You Attend the Inspection?
This is a common question, and the answer depends on your role:
For Buyers: Absolutely attend if at all possible. The inspection is an incredible learning opportunity. You'll gain insights into your potential new home that you can't get from a report alone. You can ask questions, see issues firsthand, and learn about maintenance and systems from an expert.
Just remember to let the inspector lead. Follow along, listen, ask questions, but don't interfere with the inspection process.
For Sellers: This is more nuanced. Your presence can be helpful if the inspector has questions about systems, repairs, or home history. However, many buyers feel uncomfortable with sellers present. Consider making yourself available by phone to answer questions, but give the buyer and inspector space to work.
After the Inspection: Maximizing Value
Review the Report Thoroughly
Don't just skim the summary. Read the entire report, examine the photos, and make sure you understand all findings. If something is unclear, contact the inspector for clarification—good inspectors welcome follow-up questions.
Prioritize Appropriately
Not all findings are equally important. Focus first on safety issues, then major defects, then maintenance items. Your real estate agent can help prioritize which issues matter most for the transaction.
Get Multiple Quotes
For repairs that need to be made, obtain quotes from multiple qualified contractors. This ensures fair pricing and may reveal that some issues are less expensive to address than you assumed.
Keep Perspective
Every home inspection will identify issues—that's the inspector's job. What matters is whether issues are significant, expensive, or deal-breakers. Don't let minor items derail a good transaction.
The Long-Term Value
For buyers, the inspection report becomes a valuable reference document for years to come. It provides a baseline assessment of your home's condition, identifies systems approaching the end of their service life, recommends maintenance to prevent future problems, and highlights areas to monitor.
Keep your inspection report accessible and refer to it when planning maintenance, budgeting for replacements, or considering improvements. It's an investment that continues delivering value long after closing.
Conclusion
Proper preparation for a home inspection demonstrates respect for the process and commitment to understanding your property. It ensures the inspector can work efficiently and thoroughly, minimizes surprises and stress, presents the home in the best possible light, and maximizes the value you receive from the inspection.
Whether you're buying or selling, view the inspection as an opportunity, not an obstacle. With the right preparation, you'll gain valuable insights that inform better decisions and lead to successful outcomes. The few hours you invest in preparation can pay dividends throughout the transaction and beyond.
Home inspections are too important to approach casually. Prepare strategically, participate actively, and use the information you gain to make the best possible decisions about your real estate transaction. That's how you transform a routine inspection into a powerful tool for success.