Selling Your Home - Step 13 - Let's Talk About The Home Inspection!

Home Inspection Checklist

The inspection usually takes place within the time frame shown in the contract, but normally 3 to 14 days after ratification! The buyer will schedule it, and their Realtor will check in with us to make sure the day and time work.

Most inspectors keep traditional business hours (no evenings or weekends), so the appointment usually happens during the week. Timing is key, since inspectors typically need 1–2 days to write their report after the visit, and we want to keep everything moving smoothly.

Do I need to be there?

Nope! Sellers shouldn’t be home for the inspection—it’s a time for the buyer, their Realtor, and the inspector to walk through the property freely.

• For condos, plan to be out for about 2 hours

• For single family homes, it may take 3–4 hours, depending on the size

Make sure the home looks just like it did for showings: beds made, dishes put away, and pets out of the house if possible. A clean, tidy space helps the inspection go smoothly and gives a great impression.

What happens after the inspection?

Once the inspector finishes their report (usually within a day or two), the buyer will review it with their agent. If they have requests for repairs or credits, we will receive an addendum from the buyer's agent requesting either repairs or a credit. Any repairs requested must have an estimated cost to cure shown. Any repairs requested must be considered "defects" (as defined in the contract) and not cosmetic flaws! At this point we have a window to negotiate as detailed below:

Hopefully, we’ll come to a quick agreement. But just so you know:

• The first 7 days after the repair request is received is called the "Negotiation Period". It is at this time that the seller and buyer can negotiate any and all repairs that were noted on the inspection report. It is recommended that the seller have their own contractor review the requested repairs and let them know an actual cost to cure, as a price shown by an inspector is only a ball park figure and could be significantly under or over priced!

• If by 5 pm on the 7th day of the Negotiation period there has been no agreement reached, then the Purchaser will have until 5 pm on the second day after the end of the Negotiation Period to either accept in writing the Seller's last offer regarding the Repair Request or terminate the agreement and the earnest money deposit to be returned to the Purchaser.

• If you agree on any repairs, they’ll need to be completed before the final walkthrough (usually the day before closing), and you’ll need to provide receipts showing the work is done and paid for in full.

We’re here to help guide you through all of it—step by step. You’ve got this! 🙌