Key takeaways
- Clear access to the panel, attic, crawlspace, water heater and furnace.
- All utilities on, including pilot lights, so systems can be tested.
- Fix the small stuff: bulbs, loose handrails, leaky faucets, missing caulk.
- Gather records of repairs, permits and warranties.
- Disclose what you know. It is better than a surprise.
Why does preparation matter?
An inspection does not pass or fail your house, but it does shape how the buyer feels and what they ask for. Small, visible problems make a house look neglected, and blocked access makes an inspector note what could not be checked. Both can cost you in negotiation.
I inspect as an independent third party. I do not work for the agent or seller, and I report what I find. You cannot control that, and you should not try. What you can do is make it easy for me to see the house at its best.
What access does an inspector need?
If I cannot reach something, I cannot inspect it, and the report will say so. A buyer may then ask for a second visit or a special evaluation, which slows things down.
- Clear a path to the electrical panel, at least a few feet in front of it.
- Make sure attic hatches and crawlspace doors open and are not painted shut or blocked by storage.
- Move stored items away from the furnace, boiler and water heater.
- Unlock gates, sheds, garages, basement doors and any outbuildings.
- Clear the area around the foundation so it can be seen, including overgrown shrubs.
- Provide keys or remote codes for locked areas.
What should be on and working?
Turn everything on before I arrive.
- Electricity, water and gas should all be connected.
- Pilot lights should be lit, and I cannot light them for safety reasons.
- Appliances that convey should run, so the dishwasher, range, disposal and washer and dryer can be checked.
- Heating and cooling should be able to run, in season.
- Replace burned-out bulbs, since a dark fixture looks like an electrical problem.
- Test smoke and carbon monoxide alarms, and replace dead batteries.
Which small repairs are worth doing?
The little things add up in a buyer's mind. Quick, inexpensive fixes often head off a line on the report.
- Tighten loose handrails and fix wobbly stair balusters.
- Repair dripping faucets and running toilets.
- Replace cracked outlet covers and missing switch plates.
- Re-caulk tubs, sinks and exterior joints.
- Clean gutters and extend downspouts away from the foundation.
- Replace dirty furnace filters.
- Fix sticking doors and windows.
Do not cover up problems with paint or new flooring. Fresh paint over a water stain invites more questions, not fewer. If you had a leak, fix the source and keep the paperwork.
What records should I gather?
Documents tell the story of the house.
- Receipts for roof, furnace, water heater or other major work.
- Permits for additions, finished basements or electrical upgrades.
- Warranties and service records for heating and cooling equipment.
- Any radon test results or mitigation system details.
- Information about past water issues and how they were resolved.
Leave them on the kitchen counter or hand them to your agent. A buyer who sees a history of care worries less.
Should I disclose what I know?
Yes. Pennsylvania has seller disclosure requirements, and your agent or attorney can tell you what applies to your sale. Beyond the legal side, honesty is practical: a problem the buyer hears about from you is a negotiation, while a problem they find on their own can become a deal breaker.
If you are worried about what an inspection will find, consider a pre-listing inspection. You can also look at what a home inspection covers so you know what a buyer's inspector will review.
What about day-of logistics?
Plan for the inspection to take a few hours, more for a larger or older home. Buyers may attend, and I welcome that. It is easiest on everyone if the house is empty, pets are out, and the lights are on.
If the buyer adds radon testing, ask them for the test conditions. Windows and exterior doors generally need to stay closed during the test, and I can explain this to the buyer. Read more in my radon guide.
If you want to know what a pre-listing inspection would cost, get a free estimate online or call 878-300-6621.
What will a buyer's inspector notice right away?
Several things stand out within minutes of arriving. Overgrown landscaping against the siding, gutters full of debris, cracked caulk, and soil that slopes toward the foundation all point to water management problems. Inside, stained ceilings, musty smells and closed-up damp basements get attention fast.
You do not need to renovate. You need to show that the house has been cared for. A seller who has handled the basics gives the buyer less to bargain over and less reason to worry about what else might be lurking.
How do I handle my own pets and belongings?
Secure or remove pets for the inspection. Even a friendly dog can slow the visit, and an open door can be a real risk for a cat. Put away valuables and medications, since buyers, agents and other visitors will be in and out.
Leave a clear note on the counter with the things I might otherwise need to ask about: where the main water shutoff is, where the breaker panel is, and how to reach any tricky hatch or door.
Common questions
Should sellers be at the inspection?
Should I fix things before listing?
Can a seller get a pre-listing inspection?
Ready to schedule?
Get your free estimate online, or call Will directly at 878-300-6621.