Getting ready for the buyer's inspection

Make every area reachable

The inspector can’t report on what they can’t reach, and “not accessible” in a report makes buyers nervous. Before the inspection:

• Clear the attic hatch, crawlspace access and garage walls.
• Move stored items away from the electrical panel, water heater and furnace.
• Unlock gates, side yards, sheds and the pool equipment area.
• Leave remote controls for garage doors and gates.
• Keep all utilities on, including gas pilots.

Fix the small things

Small items make a long report. Most are inexpensive:

• Replace burned-out bulbs, so a dead fixture doesn’t look like a wiring problem.
• Repair dripping faucets, running toilets and loose fixtures.
• Replace furnace filters and clean the dryer vent.
• Re-caulk tubs, showers and sinks.
• Clean gutters and redirect downspouts away from the house.
• Trim vegetation off the roof and walls.

Handle the legal requirements

California requires several items at transfer, and buyers’ agents check them:

• Smoke alarms in each bedroom, outside sleeping areas and on each level. See smoke alarms.
• Carbon monoxide alarms if the house has fuel-burning appliances, a fireplace or an attached garage. See carbon monoxide.
• Water heater strapping for earthquakes. See earthquake safety.
• Low-flow plumbing fixtures: under California Civil Code 1101.1 et seq., sellers disclose whether non-compliant fixtures remain in homes built before 1994.

Gather the paperwork

Permits for additions and remodels, roof and HVAC invoices, termite clearance, any warranties and repair receipts all reduce uncertainty. If you have done unpermitted work, discuss disclosure with your agent before the inspection rather than after.

Consider inspecting first

A pre-listing inspection shows you what the buyer will find, while you still have time to fix things on your terms.