Home Inspection Prep for FSBO Sellers

Why Inspection Prep Matters for FSBO Sellers

When you sell without an agent, the home inspection is one of the highest-stakes moments in the transaction. About 86% of home inspections uncover at least one issue, and poorly handled inspection results are the #1 reason FSBO deals fall apart after going under contract.

The good news: most inspection problems are preventable or manageable with preparation. This guide covers exactly what to do before, during, and after the buyer's inspection.

Pro tip: Consider a pre-listing inspection ($300-$500) before you list. Finding problems yourself gives you time to fix them on your terms, at your price — not under pressure from a buyer's deadline.

The Pre-Inspection Checklist

Walk through your home and address these items before the buyer's inspector arrives:

Exterior

Roof: Replace missing or damaged shingles. Clean gutters and downspouts. Check flashing around chimneys, vents, and skylights.
Foundation: Look for cracks wider than 1/4 inch. Fill hairline cracks with concrete filler ($8). Note any water staining in the basement.
Grading: Soil should slope away from the foundation. Add dirt or re-grade if water pools near the house.
Siding: Repair any damaged, rotting, or missing pieces. Caulk gaps around windows and doors.
Deck/patio: Tighten loose railings, replace rotting boards, check that stairs have proper handrails.

Plumbing

Fix all dripping faucets and running toilets
Check under every sink for leaks or water damage
Ensure all drains flow freely — slow drains get flagged
Test the water heater temperature and pressure relief valve
Check for visible corrosion on pipes

Electrical

Replace all burned-out light bulbs (inspectors test every switch)
Ensure all outlets work — replace any that are loose or dead
Test GFCI outlets in kitchens, bathrooms, and exterior (press test/reset buttons)
Check that the electrical panel is labeled and accessible (no storage in front of it)
Fix any exposed or damaged wiring

HVAC

Replace the furnace filter (inspectors note dirty filters)
Test heating AND cooling — both must work regardless of season
Clear debris from outdoor AC unit (2 feet clearance on all sides)
Have service records available if you have them

Safety Items

Install smoke detectors on every level and in every bedroom (code requirement)
Install carbon monoxide detectors near bedrooms (required in most states)
Ensure all windows open and close properly (egress windows must open fully)
Check that garage door auto-reverse works (place a 2x4 under the door)
Handrails on all stairs with 4+ steps

What Inspectors Focus On

A standard home inspection covers roughly 1,600 items across these major systems:

System	What They Check	Common Issues
Roof	Age, condition, flashing, gutters	Missing shingles, worn flashing, clogged gutters
Foundation	Cracks, settling, water intrusion	Hairline cracks (minor), horizontal cracks (major)
Plumbing	Leaks, water pressure, drainage	Slow drains, dripping faucets, old supply lines
Electrical	Panel, outlets, grounding, GFCI	Ungrounded outlets, missing GFCIs, double-tapped breakers
HVAC	Age, function, ductwork	Dirty filters, old units (15+ years), duct leaks
Structure	Framing, floors, walls, ceilings	Sagging floors, water stains, bouncy floors
Exterior	Siding, grading, drainage	Negative grading, rotting wood, peeling paint

Handling Repair Requests Without an Agent

After the inspection, the buyer will typically submit a repair request. Here's how to handle it as a seller-managed listing seller:

Don't panic. Every inspection report looks alarming. Most items are minor.
Separate safety from cosmetic. Safety issues (electrical, structural, water intrusion) are reasonable requests. Cosmetic items are negotiating tactics.
Get your own quotes. Don't accept the buyer's repair estimates at face value. Get 2-3 contractor quotes for any significant item.
Consider a credit instead of repairs. Offering a closing credit is often simpler than managing repairs on a deadline. The buyer gets to choose their own contractor.
Have your attorney review. Your real estate attorney should review the repair request and help you draft a response. This is exactly what you're paying them for.

Show & Disclose advantage: Use the disclosure management system to document known issues transparently from day one. Buyers who receive thorough disclosures upfront submit fewer surprise repair requests.

Common Inspection Costs to Expect

Repair	Typical Cost	DIY Possible?
GFCI outlet installation	$15-$25 each	Yes
Smoke/CO detector installation	$20-$40 each	Yes
Faucet repair/replacement	$50-$200	Usually
Furnace service/filter	$100-$200	Filter only
Roof repair (minor)	$200-$600	No
Electrical panel repair	$500-$2,000	No
Foundation crack repair	$500-$3,000	No
Sewer line repair	$3,000-$15,000	No

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Frequently Asked Questions

Should I get a pre-listing inspection before selling FSBO?

A pre-listing inspection ($300-$500) can be worth it for FSBO sellers. It lets you find and fix problems before buyers discover them, strengthens your negotiating position, and reduces the chance of deals falling through. It also demonstrates transparency — especially powerful when combined with Show & Disclose's disclosure management.

What happens if the buyer's inspection finds problems?

The buyer will typically submit a repair request. You have three options: fix the items before closing, offer a credit at closing so the buyer can fix them, or negotiate — agree to some repairs and decline others. Your attorney can help you evaluate which requests are reasonable and which are negotiating tactics.

Can a buyer walk away after a home inspection?

Yes. Most purchase contracts include an inspection contingency that gives the buyer a set number of days (typically 7-14) to complete inspections and request repairs. If you can't agree on repairs, the buyer can cancel the contract and get their earnest money back. This is normal and happens in about 15% of transactions.

What are the most common inspection deal-killers?

The biggest deal-killers are: foundation problems ($5,000-$30,000+), roof replacement needed ($8,000-$15,000), mold or water damage ($2,000-$10,000), electrical panel issues ($1,500-$4,000), and sewer line problems ($3,000-$15,000). Addressing these before listing eliminates most deal-killing scenarios.

Do I need to be present during the buyer's inspection?

No, and it's better if you're not. Leave the home during the inspection (typically 2-4 hours). Your presence can make the inspector and buyer uncomfortable. Make sure all areas are accessible — unlock gates, clear access to the attic, furnace, electrical panel, and crawl space.