Whether the inspection is one you ordered before listing or one a buyer arranged, the best preparation is the same. An inspector can only report on what they can reach and see. If the attic hatch is behind a wardrobe, the report says the attic was not accessible, and a buyer reading that may assume the worst.
You do not need to repaint, and you do not need to hide anything. What helps is access, light, running utilities, and a few cheap repairs.
Access is the main thing
These are the places an inspector needs to reach. Clear a path and about a metre of working room around each.
- The electrical panel. Often in a closet, a garage or the basement. Move shelves, coats and boxes.
- The attic hatch. Often in a closet ceiling or a hallway. Clear the floor below it, and make sure the cover lifts out.
- The crawl space door or hatch. Check that it opens and is not painted shut or blocked from the inside.
- The water heater and furnace. Clear the area around each, and unlock the room if it is locked.
- The main water shut-off. Make sure the valve is reachable.
- Windows and doors. The inspector opens a sample of them, so clear furniture from in front.
- Under sinks. The cabinets below the kitchen and bathroom sinks hide supply lines and drains.
Utilities must be on
If the house is vacant, keep electricity, water and gas on. If the gas is off, the furnace and water heater cannot be tested, and the report says so. If the power is off, nothing can be properly tested.
Check that the furnace has had its filter changed, and if you have a service record, leave it on the counter. Make sure the pilot lights are lit if the appliances have them.
Small fixes worth doing first
A long list of small items makes the whole report look worse than the house is. Fix the quick, cheap ones.
- Replace burnt-out light bulbs. A dead fixture looks like an electrical fault.
- Replace missing or dead smoke alarms, and add carbon monoxide alarms near bedrooms.
- Tighten loose handrails and doorknobs.
- Re-seal cracked sealant around tubs, sinks and windows.
- Clear gutters and downspouts, and extend any downspout that ends at the foundation wall.
- Fix dripping taps, running toilets and slow drains.
- Replace cracked outlet cover plates and missing cover plates on junction boxes.
- Trim shrubs and vines that touch the siding, and clear soil away from the cladding.
- Replace the furnace filter.
- Clean the dryer vent and make sure the duct reaches outside.
- Remove stored items from in front of the electrical panel and the attic hatch.
None of this is cosmetic. Each one is something an inspector writes down.
What not to do
- Do not cover up a stain. Fresh paint over a ceiling stain is a flag. An inspector may check it with a moisture meter, and a buyer may ask why it was painted. If you know what caused it and it has been fixed, say so and keep the paperwork.
- Do not make repairs that need permits without a permit. Unpermitted work often costs more to untangle than the original problem. Ask your realtor or the municipality.
- Do not fix something badly. A bad patch is worse than an honest defect, because it hides the real cause.
- Do not be present for the whole inspection. Sellers are usually asked to leave, and buyers speak more freely when they are not watched. Leave pets with a friend, too.
Paperwork to leave on the counter
If you have the following, put them on the kitchen counter in a folder. Buyers and inspectors both appreciate them.
- Receipts for renovations, with dates and contractor names
- Permits and final inspection records
- Roof replacement date, furnace and water heater installation date
- Records of any oil tank removal and soil testing
- Records of any wiring, panel or plumbing upgrade
- If a condo, any strata notice about repairs that affect your unit
A note on disclosure
If you know about a problem, such as a past leak, say so on the property disclosure and discuss it with your realtor. A seller who has told the buyer about it up front is in a stronger position than one who is found out later. This is general information. For what the law requires of you, ask your realtor or lawyer.
If you ordered the inspection yourself
A pre-listing inspection is for you first. Read the report, decide what to repair, what to price in, and what to disclose. The pre-listing inspection page describes what that involves, and the guide on reading your report helps you sort the findings.