The Critical Inspection Period
The inspection period is when deals often fall apart or get renegotiated. About 25% of sales have issues during inspection, but with proper preparation and realistic expectations, most can be resolved. Your goal is to address legitimate concerns while protecting your interests.
Schedule Inspections
Buyer arranges general, specialized, and pest inspections
Inspections Completed
Inspector examines all systems and provides detailed report
Review & Negotiate
Buyer requests repairs or credits based on findings
Types of Inspections
Understand what each inspection covers and potential issues that may arise.
🏠 General Home Inspection
- Structural components and foundation
- Electrical, plumbing, and HVAC systems
- Roof, windows, and exterior
- Interior walls, floors, and ceilings
- Insulation and ventilation
🔌 Specialized Inspections
- Pest/termite inspection
- Radon testing
- Mold inspection
- Pool/spa inspection
- Septic system inspection
💰 Appraisal
- Verify home value for lender
- Compare to recent sales
- Assess condition and features
- Ensure loan amount is justified
Preparing for Inspections
Proper preparation can prevent surprises and demonstrate your home's good condition.
Before Inspector Arrives
Access Everything
Unlock all areas, clear paths to electrical panels, water heater, HVAC units
Clean Key Areas
Basement, crawl spaces, attic, and utility areas should be accessible and clean
Test All Systems
Ensure lights, outlets, faucets, and appliances are working properly
Gather Documentation
Receipts for recent repairs, warranties, maintenance records
During the Inspection
Give Space
Leave the property during inspection to avoid influencing the process
Secure Pets
Remove or safely contain all animals during inspection
Stay Available
Be reachable by phone in case inspector needs access or has questions
Common Inspection Issues
Know what inspectors typically find and how to address each category of concern.
🟢 Minor Issues (Usually Acceptable)
🟡 Moderate Issues (Negotiate)
🔴 Major Issues (Serious Negotiation)
Responding to Inspection Reports
Your response strategy can make or break the deal. Balance fairness with protecting your interests.
Option 1: Make Repairs
- Maintains sale price
- Shows good faith
- Eliminates buyer concerns
- Time and hassle to coordinate
- Quality control challenges
- Potential for additional issues
Option 2: Offer Credit
- Faster resolution
- Buyer controls repair quality
- No coordination headaches
- Reduces your net proceeds
- May exceed actual repair costs
- Buyer may not make repairs
Option 3: Reduce Price
- Simple negotiation
- Helps with appraisal issues
- Clean transaction
- Directly reduces proceeds
- May affect future appraisals
- Sets precedent for more requests
Appraisal Management
The appraisal must support your contract price for the buyer's loan approval.
Before Appraisal
- Prepare Comp List: Provide recent sales data to support your price
- Highlight Upgrades: List recent improvements and their costs
- Clean & Stage: Ensure home shows well for appraiser visit
- Be Available: Answer questions about home features and improvements