What to Fix Before You List: A Home Inspector’s Advice for Sellers and Agents
July 2025
Avoid Surprises. Build Trust. Sell Smarter.
Imagine this: you’ve accepted an offer, the buyers are thrilled, and everything is moving forward—until the inspection report hits their inbox. Suddenly, there’s panic. A few small issues balloon into big concerns. Repair requests roll in. The deal starts to wobble.
It happens more than you think. But it doesn’t have to.
At Hometown Inspections, we’ve walked thousands of homes in Maryland and Delaware, and we can tell you exactly what’s going to show up in that inspection report—and what’s likely to raise red flags with buyers.
Whether you’re a homeowner preparing to sell or a real estate agent guiding your client through the process, here’s what you need to know: the most common issues flagged during inspections are totally preventable—if you know what to look for.
Let’s break it down.
🔌 1. Electrical Safety Issues
Buyers expect safety. Inspectors are trained to uncover risk. That’s a tough combination when outlets are uncovered or wires are loose.
Fix Before You List:
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Cover every outlet and switch
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Secure exposed wiring
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Fix double-tapped breakers
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Make sure GFCIs are installed in kitchens, baths, and outdoors
What We’re Required to Inspect
Home inspectors must examine:
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The main service panel and breakers
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Visible wiring
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Grounding and bonding
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A representative number of outlets, switches, and fixtures
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The presence and operation of GFCI protection where required
✅ Why it matters: Electrical issues—no matter how small—can create fear. Fixing them shows your home is cared for.
🚰 2. Plumbing Leaks & Loose Fixtures
Nothing says “future expense” like a leaky faucet or loose toilet.
Fix Before You List
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Repair dripping faucets, pipes, or drain lines
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Secure loose toilets and check for base leaks
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Make sure the water heater is properly installed, vented, and functional
What We’re Required to Inspect
Home inspectors must examine:
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Visible supply and drain piping
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Fixtures like sinks, showers, tubs, and toilets
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The water heater (including its connections, location, and condition)
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Functional flow and drainage from a representative number of fixtures
✅ Why it matters: Buyers don’t want to imagine water damage behind the walls. Fix the leaks, preserve the deal.
🏠 3. Roof & Gutter Issues
Roof issues are a top reason buyers walk away—or demand big credits. And often, it’s not the roof itself—it’s clogged gutters or bad drainage.
Fix Before You List
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Replace missing, damaged, or curled shingles
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Clean gutters and ensure downspouts extend away from the home
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Repair or replace flashing around chimneys, vents, and roof edges
What We’re Required to Inspect
Home inspectors must examine:
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The condition of the roof covering (shingles, metal, etc.)
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Flashing and roof penetrations
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Gutters and downspouts
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Signs of leaks or water intrusion (when visible)
✅ Why it matters: A clean, well-maintained roof gives buyers peace of mind. A worn one invites doubt.
🧱 4. Foundation & Drainage Concerns
Cracks. Moisture. Musty smells. They get flagged fast and make buyers nervous.
Fix Before You List
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Re-grade soil so water drains away from the foundation
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Seal foundation cracks or water entry points
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Repair visible staining or dampness in the basement or crawlspace
What We’re Required to Inspect
Home inspectors must examine:
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The visible foundation walls, piers, and structural supports
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Signs of movement, cracking, or settlement
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Surface grading and drainage around the home
✅ Why it matters: Even small signs of trouble here can turn into major negotiations—or cold feet.
🪵 5. Exterior Damage or Wood Rot
Rotting decks, soft trim, and missing siding suggest poor upkeep—even when the rest of the home is solid.
Fix Before You List
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Replace rotting wood on decks, steps, railings, and trim
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Repair or replace damaged siding
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Ensure all exterior handrails and steps are secure
What We’re Required to Inspect
Home inspectors must examine:
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Siding, soffits, and fascia
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Steps, porches, decks, and balconies
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Handrails and guardrails
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Walkways, driveways, and visible foundation walls
✅ Why it matters: The outside sets the tone. Make sure it tells the right story.
🌬️ 6. HVAC System Condition
If the heat or AC isn’t working during a showing—or inspection—it’s a major red flag.
Fix Before You List
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Replace dirty filters
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Ensure thermostats function correctly
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Have the system serviced if it’s noisy, struggling, or inconsistent
What We’re Required to Inspect
Home inspectors must examine:
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Operate the heating and cooling system using normal controls
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Inspect visible components of the furnace, A/C, and heat pump
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Check for proper operation and overall condition
✅ Why it matters: No one wants to move in and replace the furnace. Show buyers your system works.
🚨 Bonus Tip: Smoke & CO Detectors
Install them. Test them. That’s it.
Fix Before You List
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Install smoke and CO detectors where required by code
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Test existing units and replace batteries
What We’re Required to Inspect
Inspectors must report missing or non-functioning detectors in all homes.
👩💼 For Listing Agents: Be Proactive
Prepping a home for sale isn’t just about staging—it’s about avoiding surprises. Encourage your sellers to address these common issues early, or schedule a pre-listing inspection to know what’s coming before the buyer’s inspector walks in.
A little work upfront can lead to:
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Smoother transactions
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Fewer repair negotiations
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More confident buyers
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A better chance of closing on time
🧠 Final Thoughts
As inspectors, we don’t make or break deals—we just report what we see. But the truth is, what we see can shake buyer confidence.
By handling these common issues before the inspection, you show buyers that your home is solid, safe, and well-maintained. You reduce stress, speed up the sale, and protect your price point.
