I'm sure there are about 4,378 things you, as an agent, would rather do than attend a home inspection. (Doesn't the cat need a bath? Ooh, I need to catch up on C-SPAN). Even though I consider myself a personable and witty guy, a few hours watching and listening to me opine about the wonders of forced air heating, AFCIs or TPR valves will quickly become boring for almost anyone. Of course, if it's a house you're buying, you'd probably be a bit more interested, but I digress.
Please review this handy list of things to ensure the inspection will go off without unneeded delays.
Confirm that all utilities (water, electric and gas) are on, with gas pilot lights burning. This is especially true for any vacant/foreclosed homes. If we need to make a return trip because the water heater is not lit, our clients will probably be none too happy, you'll have to get an extension for the inspection contingency and you just may have to put off that root canal another day.
Be sure pets won't hinder the inspection. I love pets! As much as I love them, they should be removed from the premises. In a pinch, being secured outside is fine. That is, as long as Bruiser won't try to rip my leg off while I examine the exterior. Also, I would feel awful if Fluffy ran out the door during my inspection, so please, cats should be crated or removed. Heck, I'll even bring a kitty crate, if need be.
Replace burned out bulbs to avoid a "Light is inoperable" report that may suggest an electrical problem. If a light doesn't work, it will be noted in the report. I will recommend that the bulb be replaced first and if that doesn't do the trick, an electrician should be consulted. No body wants the expense or time of having an electrician come out, so please, check the light bulbs.
Test smoke and carbon monoxide detectors, and replace dead batteries. Be sure that they are in the proper places. Smokes: In each bedroom and on each floor. CO: within 15 feet of all sleeping areas (at a minimum)
Clean or replace dirty HVAC air filters. They should fit securely. A clean filter isn't the only thing that I'll look for in a furnace. If, however, the filter looks like it was last changed when $3.00/gallon gas was expensive, the furnace probably hasn't been maintained as it should be.
Remove stored items, debris and wood from the exterior foundation. These may be cited as "conducive conditions" for wood destroying insects. This also includes trimming plants and shrubs back to one foot from the home. Vegetation in contact with the home is like providing a freeway for insects and moisture - and the home is exit ramp #1.
Remove items blocking access to HVAC equipment, electric service panels, water heaters, attics and crawl spaces. Any box may contain extra blankets, a rare vase that is a family heirloom or a rare vase that is a family heirloom wrapped up in extra blankets. Since I would feel awful if I damaged someone's irreplaceable item (and insurers would too) I don't move anything.
Trim tree limbs to 10' from the roof and shrubs from the house to allow access. This is not only a good idea so that your friendly neighborhood home inspector can see everything he needs to; it's also good for preventing damage to roofs and keeping varmints from sneaking into the attic.
Attend to broken or missing items like doorknobs, locks and latches; windowpanes, screens and locks; gutters, downspouts and chimney caps. Some of my inspection CHOICES include cosmetic items, some don't. A single damaged knob or screen may seem insignificant, but 10 or 12 that are damaged will certainly increase the cost to replace and add another item to negotiate.
So, before your clients have an inspection, please communicate with the appropriate party to have the above items taken care of. The cat bath can wait a couple more hours. ;)
Questions about houses?
Contact Rick Maday
Owl Home Inspections
A Home Inspection the Way it Should Be.
All great advice which can lead to an easier home inspection. I personally love to sit home inspections. (I like it better when the inspector lets me follow him/her around.) It surprises me every time there is an inspection and the little things like no a/c filter are discovered and then have to be noted on the report summary.
You forgot one-- Remove yourself. The seller should make himself available but not follow the inspector around inspecting his inspecting. I even have my buyers come the last 30 minutes of the inspection, that way the inspector can go over any concerns with them but they do not make a 2 hour job into a 3.5 hour job.
Rick your post is a feature of the real estate professionals group.
Have a great day!
JoEllen & Charlotte - I don't mind anyone following me around. It may make the inspection take a little longer, but I aim to educate. If the buyer absolutely can't be there, then the "wrap-up" is certainly in order. I would rather answer their questions as they come up.
Richard, Thanks!
Great post Rick. Just out of curiousity, have you ever had a house so well prepared? I haven't.
Jack, sadly no, not for a buyers inspection.
I have a document that I provide free to the Realtors who use me regularly. It's called "How Sellers can prepare for a Buyer's home inspection." Realtors seem to be quite proud when their Clients have prepared their homes for me.
That photo is from yesterdays inspection. He was supposed to be in the back yard.
Rick - this is a great post beacuse it has practical info for Sellers. I always like to go through a house and make a list for the Seller prior to inspections, to avoid nuisance comments like "inoperable light" simply becasue a bulb needs to be replaced.
Aren't you amazed at how many dirty A/C filters you see? As a homeowner I regularly check mine because that's the stuff I'm breathing ....:)
I love attending home inspections because each one, each house, each Client, each seller and cooperating Realtor, is different. What you're basically trying to do is get rid of the "nitpicky" stuff in the inspection report and make it more soft sale:
great post, thanks for the info.
Donna - you're welcome!
Jim - Yes, in benefits all involved if the property is inspection ready.
Mr. (or Ms.) Penn Properties - Glad you liked it. Yes, too many people "forget" about their filters.
Philip- The picture's kind of tough to make out. I'm guessing that's a dog. Best to have some Scooby Snacks with you at all times! :)
Russel - What a great idea!
Rich it is a dog.
Thanks, Philip. I kinda figured. I love pets, some, though, are not too friendly, others are WAY too friendly (wonder which is worse) :)