So, you’re ready sell and have spruced up your home before going on the market, which hopefully will generate lots of offers and a high price! Your home might look great, but sellers also benefit when they address some of the more mundane home repair items before they go on the market. After all, one of the biggest hurdles for sellers is getting past the home inspection contingency.
In fact, buyers often will use the inspection to essentially try to renegotiate the price by asking for a big subsidy—sometimes upwards of thousands of dollars—to address myriad small repairs. And sellers often agree to fork over the money, because at this point, they don’t want to lose the sale and go back on the market.
In the worst-case scenario, a buyer might decide to void the contract if they think the many inspection items in an inspection report indicate the house was not well maintained. This is particularly a concern with first-time home buyers who might suffer from cold feet. So it’s in a seller’s best interest to minimize the number of items in the report and give the buyer few reasons to walk or renegotiate.
To ensure a clean inspection report, some sellers opt for a pre-listing inspection. In that case, they’ll hire a professional inspector to identify problems and then the seller can complete repairs. But sellers should be aware that they must disclose material defects discovered in the inspection that they chose not to fix. In particular, any hidden defects, such as a leaky roof or serious foundation problem, must be disclosed unless they’re repaired.
For sellers who don’t want to pay for a pre-listing inspection, we offer a cheat sheet here based on common items that we have seen, over and over again, in dozens upon dozens of home inspections. Obviously, sellers should fix things they already know are broken or are not functioning, such as a door that does not close properly. But focusing on some other items can also help make the inspection process much smoother and a lot less painful for sellers. Here are several items a seller should consider:
Fix leaky plumbing and lose fixtures. The inspector will check all faucets, pipes under the sink, and toilets for leaks or broken parts. These include the diverter on the shower, which often does not completely divert all water to the shower head. Leaks and drips appear on almost every inspection report, and loose, wobbly toilets are often flagged as well. Inspectors also commonly note if the sink pop-up drain is not connected to the lever or if it does not hold water in the sink. This is usually pretty easy to check and can be addressed quickly. So if sellers find issues that they can’t repair themselves, it’s a good idea to get a plumber to come in and knock them all off ahead of the inspection.
Loop up the garbage disposal line or add air gap. The line between the garbage disposal and the dishwasher needs to be looped up or must have an air gap installed to keep water from the disposal from leaking back into the dishwasher. This is a really small item and basically requires a hook and a zip tie, but probably more than half of the home inspections we have done with buyers have this item on the list. This can be added to the list of items for a plumber to address.
Secure the stove/range with an anti-tilt bracket. Although it’s a relatively small item, perhaps the most common item we see flagged in home inspection reports is a stove/range not secured to the wall with an anti-tilt bracket. These brackets are designed to prevent the stove from tipping over when pressure is put on an open door; it’s a concern particularly in homes with children who might pull on or even sit on an open range door. It might be worth adding a safety bracket to existing stoves, and if you’re purchasing a new stove before you list, make sure the installer connects the bracket.
Don’t forget to check the sump pump. If you have a sump pump, make sure it’s working, and it’s not a bad idea to install a battery backup if you don’t have one. Buyers will want to be sure there’s no basement flooding, and sellers want to be sure water problems don’t arise during the contract phase as well, particularly if the property is vacant.
Address all peeling paint. In addition to the buyer inspection, VA and FHA appraisers do an abbreviated inspection and will flag any peeling paint in homes built before 1978, because the paint might contain lead. It’s a very good idea that sellers make sure peeling paint is properly removed, repainted, or contained. This is especially important if the paint is on the exterior, and the seller plans to sell in the winter. Since paint does not dry in cold weather, such exterior peeling paint can hold up a closing for months if the buyer’s appraiser requires repainting for loan approval.
Repair drywall damage. If a seller had a roof or other leak that was repaired in the past, they would be wise to make sure any damaged drywall is also repaired, painted, and clean. It’s never a good idea to create the impression that there is a problem when it has long been resolved.
Make sure the appliances work. Sometimes sellers vacate a home, or they have a rental property and are not aware that the washing machine is leaking or the garbage disposal is clogged. All appliances should be checked and repaired before going on the market, and again before the inspection, especially if the house has been vacant for a while.
Check electrical outlets and light bulbs. Make sure the electricity is working in all outlets and that outlets near water sources in kitchens, bathrooms, and laundry rooms that require ground-fault circuit interrupter (GFCI) outlet protection for safety are installed and in working condition. You can buy a GFCI tester for a few bucks and check the outlets yourself. Home Depot has helpful information on this topic on their website, but check with an electrician if you have any issues.
Service the HVAC, install a clean filter, and provide the receipt. Servicing the HVAC will show the buyer that it’s in working order and provide assurance that you take good care of your property, helping make nervous buyers more comfortable with proceeding.
Check the windows. Make sure windows open and close freely and that there are no cracked panes. Sometimes windows need a little lubricant periodically to make that happen. Also, sellers who have replaced windows should check to see if they have a warranty that can convey to the buyer, which they can have available at the time of inspection. That way, if there are problems with the windows, the buyer could use the warranty after closing to do their own repairs.
Prep the exterior. Inspectors will also take a good look at the exterior of the house, so sellers should not neglect that area. Common issues that should be addressed include clearing leaves out of gutters, cutting tree branches that touch or are hovering close to the roof, grading soil to slope away from the house, and ensuring downspouts are working and extended away from the foundation. Making the exterior clean and tidy is also a good idea.
Of course, repainting a dingy front door, adding flowers to a garden, adding fresh caulk to the bathroom, or any other improvement or upgrade can help you out at inspection time, but if you address the specific items on this list, you’ll definitely be ahead of the game.
Angela Logomasini and her husband Christopher Prawdzik are licensed Realtors® with Samson Properties in Alexandria. Operating as D.C. Region Real Estate, they serve the Virginia, Washington, D.C., and Maryland real estate market and offer comprehensive real estate services, including 4½% full-service listings.
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