What to fix before a home inspection
Fix the small things a buyer's inspector will write up anyway, such as leaks, loose railings and dead smoke alarm batteries. Clear the way to the attic, the electrical panel and the furnace so the inspector can reach them. Ask your agent about bigger items before you spend money, because some are better priced into the sale.
What should I fix before the home inspection?
Fix the small, cheap items, and make sure the inspector can reach everything. The InterNACHI standards of practice say an inspector isn't required to move personal items, furniture or anything else that blocks the view. An attic hatch behind boxes or a panel behind a shelf can go into the report as not inspected, and a buyer will want to know why.
These are the jobs to do first. Each one is cheap, and each one is something an inspector would otherwise write up.
- Fix dripping faucets and leaks under sinks.
- Tighten loose railings and handrails.
- Replace dead batteries in smoke alarms that take replaceable batteries, and test each alarm.
- Replace burned-out bulbs, so a dead bulb doesn't look like a bad fixture.
- Clear a path to the attic hatch, the electrical panel, the water heater and the furnace.
How much does a pre listing inspection cost?
It depends on the size of the home and where you live, so ask two or three local inspectors for a written price. This guide doesn't give a number, because no primary source publishes one that holds across the country. A pre-listing inspection is the same kind of inspection a buyer would order, booked by you before the home goes on the market.
ASHI says an inspector won't pass or fail a house, and instead describes its condition and what may need major repair or replacement. So a pre-listing report gives you a list to work from rather than a grade.
Which pre listing repairs are worth doing?
Ask your agent, because they know which items buyers in your area push back on. InterNACHI's page for sellers says an early inspection gives you time to shop for competitively priced contractors to make repairs. It also says you can attach repair estimates or paid invoices to the inspection report, so a buyer can see what you've already done.
Some big items, such as an old roof, may be better left for the price negotiation. Your agent can tell you whether a repair is likely to be worth more than it costs where you're selling. If the inspection finds something, ask your agent what you need to tell buyers about it.
Can my agent coordinate repairs before selling?
Yes, you can ask them to. An agent who refers trades can send you to the plumbers, electricians and roofers on their go-to list. You hire and pay the contractor yourself, so get a written quote before the work starts.
For the quotes, see getting contractor quotes for home inspection repairs. For what a buyer will do with their own report, see how to negotiate repairs after a home inspection. If you agree to make repairs for a buyer, here's who verifies the repairs before closing.
This article is general information, not legal advice. Rules differ by state, so confirm the details with your agent.
Sources
- InterNACHI: Home Inspection Standards of Practice
- InterNACHI: Move-In Certified for Home Sellers
- ASHI: What is a home inspection?
Your agent's list has the trades for these repairs
If your agent uses Proferral, their go-to list opens on your phone with no app and no login, and nobody pays to be on it. Proferral takes no referral fee and doesn't check anyone's work, so get a written quote from each contractor. Here's how your agent's go-to list works.
Your agent sends you the link, and you open it on your phone without installing anything.