Faulkner: How sellers can best prepare for a home inspection

Article content

A home inspection, or even the thought of having your home inspected, can cause anxiety. There will always be uncertainty about whether the inspection will go well.

There can be uncertainty about whether an inspector might identify potential costly repairs and/or the deal falling apart.

Uncertainty of outcome is the source of anxiety. Here are a few tips on how a seller can navigate this often unsettling part of the home-selling process.

Article content

First, it’s OK to feel anxious, so I give you full permission to do so. Ideally, get comfortable with being uncomfortable.

It can be advantageous to disclose the obvious before the inspection and even before accepting an offer. You and your realtor might inform the buyer that you will not negotiate on certain items in advance.

These disclosures could include an older roof, windows, furnace or hot water tank. It is often best to disclose proactively — don’t let the inspector be the first to reveal everything.

This can strengthen your negotiation position.

Prepare the home for inspection as you would for an open house. It should be clean and tidy, and the inspector should have access to inspect the furnace room, sump pump and electrical panel.

It is best not to cover up any stains in the flooring or blemishes on the countertop or use air fresheners. This can give the buyer confidence that you are not trying to hide anything.

Article content

Article content

Buyers will also experience anxiety, and when buyers feel anxious, they are more likely to be suspicious. If the buyer sees that the seller has tried to hide or cover up a defect, they will often think that the seller could be hiding or not disclosing other defects, maybe significant ones.

This begs the question of what to disclose. By law, the seller is required to disclose material latent defects. A material latent defect is a physical defect that is not discoverable through a reasonable inspection and makes a property dangerous, potentially dangerous, or unfit to live in. Material latent defects can also include a lack of permits for developments or renovations and municipal notices.

A material latent defect can include the presence of harmful mould from previous water damage or a flood. If the defect has been fully and professionally remediated, it does not have to be disclosed as it is no longer a defect.

Article content

It is wise to discuss all defects and remediation with your listing realtor. Always disclose to your realtor everything you know about the property. Your realtor can then advise whether or not it is required by law to disclose or possibly advantageous to disclose.

In some cases, an inspector will see that work has been done on the home and recommend asking questions. It is best if your realtor has detailed information about what was done.

It is often advantageous to leave receipts visible at the time of inspection for any upgrades, maintenance, restoration or renovations. Again, this speaks to the seller’s transparency and can give the buyer confidence in their purchase decision.

Disclosing and being transparent keeps you in the driver’s seat by framing the narrative. It helps avoid a “gotcha moment” that might otherwise derail the deal.

Article content

Before the inspection, pay attention to detail. Are there any light bulbs that need replacing? Is their laundry still in the dryer? Have a clean fridge and stove. Empty all garbage. Many inspectors will test appliances, so it is best also to have an empty dishwasher.

Check all smoke and carbon monoxide detectors. Change or clean all HVAC filters, including the filters for HRV systems (Heat Recovery Ventilation). Vacuum or clean cold air return vents, bathroom and oven vents.

Of course, remove all pets, but also check that the kitty litter is clean and free of odours.

Odours are a powerful deterrent. Are there shoes or closets that might emit any odour? It is better to remove those items than to try to cover them up with air fresheners.

In a buyer’s market, it is sometimes worthwhile for the seller to consider getting a pre-inspection prior to listing. That inspection could bring up items that can be dealt with so that the buyer’s inspection goes well and the sale proceeds without any significant issues.

Article content

All homes — even new ones — will have issues. The purpose of an inspection is to uncover significant issues, safety issues or structural concerns, not to nitpick. A realtor will most often assess a home’s value and recommend a list price based on its current overall condition.

Defects will invariably arise during a home inspection. Depending on market conditions, it can be useful for the seller to be flexible about some things. Sometimes, even a little movement in negotiations can make the buyer feel like they got a win and then will be more likely to proceed with their purchase.

Good preparation in collaboration with your trusted realtor, disclosure in advance, and a little flexibility can help navigate the inspection process for all parties and lead to a smooth closing in which both parties can happily move forward with their life plans.

Dennis Faulkner, B.A. Economics, serves as a realtor at MaxWell Challenge Realty. He can be contacted to answer your real estate questions at [email protected]

Article content