Home Inspections for Sellers
As a seller, chances are the sale of your home will be accompanied by a home inspection. A home inspection is a visual inspection of a house and the operating systems within it from the roof to the foundation and everything in between. Inspections are performed by a home inspector of the buyer's choosing and take place during the days following final acceptance of a purchase agreement. Buyers elect to have an inspection performed on a property they have under contract as a tool in assessing the overall condition of the property. In addition, an inspection is an opportunity for a buyer to learn about the operating systems in a home from an unbiased professional. Below I'm answering your frequently asked inspection questions from a seller's perspective.
How will I know when the buyer's inspection is scheduled for?
The home inspector will request the inspection through ShowingTime. This is the same tool that was utilized to schedule showings on your property. You can accept the request directly from your phone or email - however your preferences were initially enabled.
I've received requests for multiple inspections, what does this mean?
Depending on the age of the home and the area you live, buyers may elect to have specialized inspections performed. Sometimes these inspections can all be performed on the same day and other times they can't. If you see multiple inspection requests come through, don't fret. It's likely fulfilling one of the following additional inspections:
Radon inspection - the inspector will place a monitor in the lowest level of the property to detect for levels of radon gas. This will typically be a 15-minute appointment for them to place the monitor, which will run continuously for 48 hours. The monitor is typically collected at the time of the full home inspection.
Chimney inspection - some buyers will choose to have a chimney inspector perform a thorough evaluation of the chimney. This will include them sweeping out the chimney to be able to conduct a visual inspection using a camera as well as an inspection of the chimney from the exterior as well as on the roof.
Drain inspection - it's becoming increasingly common to have an inspection performed on the sewer line from the house all the way to where the line meets the main sewer. Any cracks, roots or repairs required on your sewer line are the responsibility of the homeowner, not the city. These repairs can be costly and buyers want reassurance that the line is in good working order before taking possession of the property.
What should I do to prepare my home for an inspection?
Chances are, your buyers only spent a brief amount of time in your home before writing their offer. Their inspection will be the longest period of time they spend in the home to date and likely until their closing day. Because of this, I always advise my clients to have their home in showing condition for the inspection. Petty nuances can add up to an overall feeling of doubt for a buyer. No house is perfect and your buyer's inspection will inevitably reveal shortcomings. Eliminate those within your control and reinforce your buyer's desire to call the property their own.
Below is a list of items you can address to aid in a smooth inspection for your buyer:
Change your furnace filter.
Test your smoke alarms and carbon monoxide detectors to insure they are in good working order.
Give the inspector easy access to the attic and utilities such as the electrical panel, furnace or boiler and floor drains.
Replace any burned out light bulbs. Bulbs that aren't working are a red flag to inspectors of potential electrical problems.
Fill your sinks and tubs and check that they are draining well. If not, treat them with a product like Drano to improve drainage.
Make sure all areas of the home are unlocked like sheds, outbuildings and garages.
How long will the inspection take?
When the inspector requests their appointment through ShowingTime, they have already gathered information about the square footage of the home, style and accessibility factors. This will help them accurately gauge the amount of time they will need for their inspection. View the block of time they request through ShowingTime and assume it will be a minimum of about 3 hours.
Should I be home for the inspection?
No. While you might think it helpful to be on site to answer questions or offer additional details about your home, it ultimately impedes on an inspectors ability to do their job. The buyer is paying for the inspectors expert opinion, give them the freedom to speak and explore without an additional presence.
What areas of my home will a home inspector look at?
The inspectors job is to inspect accessible, visually observable installed systems and components that make up the home. These systems and components are inspected to assess whether they are functioning properly, significantly deficient, unsafe or near the end of their service lives. These standards are set in place by the American Society of Home Inspectors. You can click each area of the home below to read about the specifics the inspector will be weighing.
After inspecting each area of the home, the inspector's report will include either a recommendation to correct the issue, items needing further evaluation or areas of the home to monitor for future correction.
Who pays for a home inspection?
The buyer hires the home inspector of their choosing and pays the inspector directly.
As a seller, will I receive a copy of the inspection report?
Most likely not. The buyer hires and pays the inspector for their services, the report belongs to the buyer. What the seller will receive is an amendment to the purchase agreement that lists any issues that the buyer would like to see rectified and the proposed methods for doing so. It's not uncommon for there to be an additional period of negotiation while buyer and seller come to an agreement on what action will be taken to remedy the flagged inspection items. If an agreement can not be reached, buyer and seller may sign a cancellation of purchase agreement within their inspection contingency period and the earnest money would be refunded to the buyer without penalty. If buyer and seller agree on the terms, the amendment is signed by the seller and the inspection contingency is lifted.
It's no doubt the inspection period of selling your home can be accompanied by an element of anxiety. No house is perfect and an inspection will inevitably turn up shortcomings within your home, which is ok, it's designed to do just that. The flaws we see on inspection reports cover every range of the spectrum, but find reassurance knowing there is a remedy for each and every one of them. It's important to work closely with your Realtor to navigate the inspection process and the negotiations that follow.
Hungry for more information on selling? Take a look at this post about what to expect when listing your home and this one about what to expect when your home is on the market. Want to see the magic of home staging? Check out this post here.