Before Your Home Inspection: How Sellers and Buyers Can Prepare

By Mark Bunch, InterNACHI® Certified Inspector · Free Resources

Video: InterNACHI

Why Getting Ready Matters

A home inspection is a visual inspection. I can only report on what I can see and reach. In occupied homes, the most common problem I run into is personal belongings blocking access: boxes stacked in front of the water heater, furniture against the electrical panel, storage piled over the attic hatch. Locked attics and crawl spaces are a close second.

When an area is blocked or locked, I use the tools I carry, like a pole camera and a flexible inspection camera, to see as much as I can. But I still have to note in the report that a full visual inspection of that area was not completed. If the client wants, I can come back once it's accessible, but a return trip carries a fee to cover the time and fuel.

A little preparation avoids all of that, and gives the buyer a complete report the first time.

If You're Selling: Before the Inspector Arrives

Clear access to the water heater, electrical panel, HVAC equipment, attic hatch, and crawl space entrance. Move stored items a few feet away.
Unlock everything: attic and crawl space access, gates, garages, and outbuildings. Leave keys if something has a lock.
Keep utilities on: water, electricity, and gas, so every system can be tested.
Tell us what you already know. If the HVAC doesn't cool or an outlet is dead, say so upfront through your agent. I'll still document it, but I won't spend inspection time diagnosing what you already know, and can put that time into the rest of the house.
If you'll get there before me, turn on the lights, unlock all the doors, and secure your pets.

Can the seller stay during the inspection? Yes. I don't mind if the seller or the seller's agent is there. I like sharing what I find and what to watch for with every homeowner, not just my client.

If You're Buying: How to Get the Most From It

Plan on about 1 hour per 1,000 square feet. A 2,000 sq ft home usually takes around 2 hours, depending on its age, condition, and any outbuildings.

Join me for the last 30 minutes or so. I work through every home in the same methodical order. Arriving near the end gives me time to learn the house without stopping to answer questions mid-way, which is how things get missed. Then we walk through what I found together, and you can ask as many questions as you like.

Share your concerns upfront. If something worried you during a showing, like a stain on the ceiling, a soft spot in the floor, a musty smell, or a crack in the driveway, tell me when you book or before I start. I'll look into it in more detail, so you leave with a real measure of confidence about the things that matter most to you.

New to buying? Read what a home inspection covers, or see current pricing.

Quick Checklist

Sellers:

Water heater, electrical panel, HVAC, attic, and crawl space reachable
Attic, crawl space, gates, and outbuildings unlocked
Water, electricity, and gas on
Known problems shared upfront
Lights on, doors unlocked, pets secured

Buyers:

Allow about 1 hour per 1,000 sq ft
Arrive for the last 30 minutes
Send your concerns before the inspection

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