You've worked the deal, negotiated the terms, and your seller is finally under contract. The last thing you need is an inspector calling out a water heater that was three feet from the breaker panel, blocked by boxes, or a crawlspace that nobody could get into because the access panel was buried under storage.
Sellers don't always know what they're supposed to do before an inspection. That's where you come in. A quick conversation before inspection day can save the deal, protect your relationship, and keep the timeline on track.
Inspectors need to get to things most people never think about. Make sure your seller knows to clear the area around the electrical panel, water heater, furnace, and any HVAC equipment. The attic access hatch and crawlspace entry need to be reachable too. If an inspector can't get to something, it goes in the report as inaccessible, and that raises more questions than it answers.
Under-sink cabinets are where plumbing problems hide. Sellers tend to store cleaning supplies there, which makes it hard to see the drain lines and supply valves. Have them clear it out. It takes two minutes and avoids an awkward finding in the report.
This one sounds minor until you realize that a dead bulb in a bedroom gets noted as a potential electrical issue. Inspectors test every switch and outlet. A burned out light creates a flag that your buyer's agent will ask about. Five minutes replacing bulbs saves thirty minutes of back and forth.
Vacant homes sometimes have the gas or water shut off. Make sure everything is on and operational before the inspection. If the inspector can't test the furnace or run the water, those systems get flagged as untested, and the buyer can come back and ask for a reinspection.
If your seller has receipts for a new roof, a furnace replacement, or a recent pest treatment, have them leave it on the kitchen counter. Inspectors note the age of systems. Documentation that shows a water heater was replaced two years ago is a lot better than the inspector estimating it's near end of life based on the label.
Sellers who hover during an inspection make buyers nervous. If your seller is going to be there, coach them to stay out of the way and not engage with the inspector or the buyer. Better yet, have them leave for a few hours. A relaxed inspection goes smoother for everyone.
Buyers are already anxious on inspection day. A house that looks prepared signals that the seller is organized and the property has been maintained. It doesn't guarantee a clean report, but it sets the right tone before the inspector says a word.
At Front Line, we've done thousands of inspections across Northeast Ohio. The ones that go smoothest are the ones where the seller clearly knew we were coming. It's a small thing that makes a real difference.
Have questions about what to expect from an inspection, or want to walk through the process with your clients? We're always happy to talk through it.
Serving Cleveland, Akron, Canton, Medina, Strongsville, and communities throughout Northeast Ohio, our experienced inspectors deliver clarity, honesty, and timely reports so you can confidently move forward with your real estate decisions.
