I am about to order property inspections for clients who are preparing to market their home soon. Because many of our sales are still "as-is" in this area, it is doubly important for buyers to know what work is needed on a property for sale.
Here are are some cheap and fairly easy items to check and repair before a home inspector or pest inspector shows up to inspect your home.
These are the top 9 items that show up on reports. By checking these items, you can have a cleaner inspection on your home. Most of these items you can do yourself.
1. Seismic Strap Water Heater
Kits can be bought at any hardware store for $15-$25. It is required by the seller to install the straps before the close of escrow. The straps are usually pretty easy to install but sometimes can require the water heater to be removed and then the straps installed. The kits come with directions for correct installation.
2. Smoke Detectors
Make sure all smoke detectors are working. Smoke detectors should be installed within 15 feet of all bedrooms and there should be at least one on all levels of the home. Newer construction requires smoke alarms in the sleeping areas also.
3. Loose Toilet
This is an item that shows up on many inspections. Stand in front of the toilet and put slight pressure on the front right side of the toilet and then the front left. If the toilet is loose you may be able to tighten the bolts. Don't over-tighten, as it can be easy to crack the toilet.. It is also possible that the toilet will need to be pulled up and wax seal replaced. You may want to hire a Plumber or Handyman to repair this item.
4. Lower Soil from Wood Siding at Least 6 Inches
Soil should be lowered from the wood siding or stucco weep screed at least 6 inches. When untreated wood and earth are very close there is increased risk of wood damage from moisture and or wood boring insects. Remove the excess soil, but in such a fashion as to not cause water to stand against the foundation. Water should always drain away at least 3 feet from the home.
5. Cut Back Shrubbery or Remove Clinging Vines from the Side of the Home
Any plant growing on a home may eventually damage the siding and other parts of the home. Clinging vines can also create an environment for insects and other pests and may hold moisture against the home. Also the inspectors may not be able to inspect the entire exterior of the home due to limited access.
6. Clean Debris from the Roof and Gutters
Excessive debris on the roof and in the gutters can limit the Visual Inspection. Typically the home inspector will recommend further inspection of the roof. It is best to use a blower to clean the debris off of the roof. Brooms or rakes can damage the roof shingles or granules. Use extreme care when on the roof. Roofs can be slippery. If you are hesitant about walking on the roof, hire someone to do the work for you.
7. Remove Debris under the Home
Most houses have some scrap wood or debris under the home. This is always called out on a home inspection and termite report. It is recommended that all debris be removed to a rakeable size. While under the home, be sure to check for leaks on water and drain lines. Also check for separated heating ducts (if present) and or any other damage.
8. GFCI Ground Fault Circuit Interrupt
In the late 1990s GFCI type receptacles were required in all wet area. This includes within 72 inches from sinks and exterior outlets including in garages. Although these receptacles may not have been required when the home was built it will show up on the Home Inspection Report as a recommended upgrade. These receptacles generally cost about $20 each. You may want to hire an electrician or handyman to install the receptacles.
9. Excessive Storage
It is not uncommon to find a garage or room full of storage. Because the Inspectors can't see all areas of the room or garage (walls, floors etc.). Be sure locks are off all electrical panels or sub-area doors and that all sub-area and attic access doors are accessible. They will recommend a re-inspection if they're not. This can cost the seller of the home extra money if the inspectors have to come back.
More things to do to get ready: If the house is vacant, be sure that all utilities are left on for the inspection. Repair any broken screens or windows, and check the windows to insure that they open and close easily. Check for ripped foundation and attic vents. Make sure that light fixtures are working, and replace burned out bulbs. Patch holes in walls and ceilings. Repair any plumbing leaks, and replace missing caulking in bathtubs, sinks and shower pans.
This may sound like a lot, but a little work up front can avoid big problems later.
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