To give your home a competitive edge when it’s time to sell, make sure it is in good physical condition. This not only makes your home more attractive and desirable, it also simplifies the negotiation process when the time comes for the buyer’s pre-purchase inspection.
According to home inspection experts, approximately half the resale homes in the market today have at least one significant defect. Routine maintenance is the best way to prevent major, costly problems from developing in the first place. If you have been putting off those repairs, now is the time to make them.
A Home Seller’s Check ListOver the years, ASHI has identified a list of common problems that typically appear on buyer’s home inspection reports. Early correction of these problems can increase a home’s appeal and its selling price. It also sets the stage for a favorable home inspection report for the buyer, and thereby helps to expedite the sale.
The following 6-point checklist can help you achieve these marketing goals.
1. CHECK THE MAJOR SYSTEMSAfter size, style, and location, a home buyer’s primary concern is the condition of the home’s basic structure and major mechanical systems. Most buyers do not want to invest a great deal of money correcting problems in such critical areas.
A pre-listing home inspection of the visible and accessible home components can reveal most of these problems, and include recommended repairs, if needed, on the following major items:

• Roof structure and covering
• Foundation, basement, and/or crawl space
• Central heating and air conditioning systems
• Electrical system
• Plumbing system

2. MAKE MAINTENANCE IMPROVEMENTSA number of maintenance improvements are relatively easy and inexpensive to make, yet they can substantially improve a home’s appearance, efficiency, and comfort. A professional home inspector may make helpful maintenance suggestions, such as:

• Trim trees and shrubs which touch or overhang the house
• Apply new caulking and weather stripping as needed around windows and doors
• Clean gutters of debris and leaves; repair or replace cracked or broken gutters, downspouts, and extensions to ensure proper drainage
• Replace bathroom caulk or grouting where necessary to prevent seepage and improve appearance
• Ventilate closed basements and crawl spaces, or install a dehumidifier, to prevent excessive moisture build-up
• Regrade soil around the foundation as needed to keep water away from the house
• Replace dirty filters in the heating and air conditioning systems
• Have the heating and air conditioning systems professionally serviced
• Have chimneys professionally cleaned, and install chimney hoods or caps as needed

3. PAY ATTENTION TO DETAILSFixing even minor items can go a long way toward improving that important first impression of our home. Here are some typical improvements which might be suggested by the home inspector’s findings:

• Repair leaky faucets
• Tighten loose doorknobs
• Replace damaged screens
• Replace broken panes of glass
• Replace burned-out light bulbs
• Secure loose railings
• Repair and coat driveway
• Patch holes or cracks in walls and ceilings, then repaint
• Repair peeling wallpaper

4. TAKE SAFETY PRECAUTIONSHome inspectors also pay attention to items relating to protecting the home and its occupants from danger. They can alert you to important safety precautions which home buyers will appreciate, such as:

• Installing smoke detectors on each level
• Installing Ground Fault Circuit Interrupters (GFCI’s) in “wet” areas, such as kitchen counters tops, bathrooms, and exterior outlets
• Keeping flammable products away from heaters, water heaters, and fireplaces

5. MAKE COSMETIC IMPROVEMENTSAn attractive, clean, and neat home will appeal to a buyer’s emotions. In addition to making repairs such as those listed above, remember to:

• Keep the lawn mowed and the house neat
• Clean the exterior walls and trim; repaint if necessary
• Open windows shades and curtains to create a bright, inviting atmosphere
• Keep the kitchen and bathrooms clean, since buyers scrutinize these areas

6. PREPARE FOR THE BUYER’S INSPECTIONIt’s a good idea to assemble in advance various house records that can be used to answer questions from buyers and home inspectors. The Home Buyer Checklist identifies some of the important factors to consider when choosing a home. In addition to an affordable sales price, they will also want to be sure that the neighborhood and house meet the needs of their family.

 The search for the perfect home is full of highs and lows, especially when it comes to dollar amounts. Between closing costs, transaction fees and other additional expenses littered throughout the home buying process, it is easy to feel bogged down by frivolous expenses. But possibly the best money you will spend during this process is one of those miscellaneous expenses—the home inspection. Home inspection costs are minimum compared are small change compared to other home buying expenses. Even most premium inspections do not exceed $500, but the information and knowledge gained through them is priceless.
A home inspection is one of the final steps in the home buying process, and it usually occurs once the seller or home builder has accepted the buyer’s offer, and the offer should be contingent on the results of a home inspection. This does not mean it is unimportant nor that it can be rushed through. The home inspection process takes time and effort on your part, but once it is complete you can rest easy knowing what you are getting and what you can expect from your home in terms of maintenance and repairs down the line. Most new home builders provide a home inspection. Perry Homes, for example, conducts numerous inspections throughout the building process to ensure exceptional quality. However, if you are buying a resale home, check out the following tips that are very important to have in mind before and during the home inspection process.
Know what you want and what you are getting. The first thing to know is that there are several types of inspections. Generally, buyers want a standard inspection that checks for major damages or problems with the home. The classic option is a home inspection—the house is inspected and, based on the findings, the buyer can request that the seller repair issues highlighted in the inspection or credit the buyer a certain amount to do the work themselves. They also have the option to walk away from the sale if the damages are too costly or dangerous for their liking.
A general inspection, meanwhile, looks for the same potential problems as a home inspection and produces a similar report, but the buyer cannot use this information to negotiate with the seller—the inspection report is for the buyer’s information only. Most general inspections also allow the buyer to walk away from the sale if they choose.
Specialty inspections for issues such as mold, radon and pest are also available, but these usually require additional costs and specialty inspectors—your average home inspector will not be able to perform these inspections.
Courtesy tip: Your inspector is not your contractor; they might point out problem areas, but they cannot fix them.
Choose your home inspector with care. A home inspection is such an important part of the home buying process. You want to make sure you find an inspector that is qualified and professional, as well as someone you feel comfortable with. Inspectors must be certified, so an important step in researching potential inspectors is confirming their certification through reputable organizations like the American Society of Home Inspectors and the National Association of Certified Home Inspectors. Both organizations have search engines to help you identify certified inspectors in your area—check out ASHI’s here and NACHI’s here.
You might also ask your real estate agent for inspector referrals. If they have an established history of working in the area, chances are they have dealt with numerous inspectors and have a small list of trusted referrals to draw from. Use your best judgement when it comes to first or second-party referrals.
Finally, request a sample inspection report, which an inspector should be happy to provide. This will give you an idea of the inspector’s process and attention to detail, not to mention give you a chance to familiarize yourself with the official inspection report paperwork.
Perform your own home inspection beforehand. While you are most likely not a certified inspector, you are the person who is going to live in this house. You want to be sure your personal concerns are acknowledged and—hopefully—put at ease. So grab a couple simple tools—a screwdriver, flashlight, binoculars, step stool and, if possible, a receptacle tester—and perform your own home inspection.
Visually inspect walls and ceilings for discoloration that could indicate water damage, check the water pressure in bathrooms by running the sink or tub and flushing the toilet, test electrical outlets if you have access to a receptacle tester and use your binoculars to check the exterior of the home—in particular the roof—for signs of curling, cracking or cupped edges in the shingles. Check out this home inspection checklist for a detailed list of inspection tips.
Here’s a pro tip: Look for newer cosmetic fixes, as well, like new paint or fixtures, even a well-placed rug. These could be masking underlying damages to the property.
Once you have noted your personal concerns about the house, bring them to your inspector’s attention ahead of time. Let them know you have specific questions about certain elements of the home and point them out. Be your own advocate!
Be present mentally and physically at the inspection. Most home inspectors will welcome your presence on the day of the inspection—they might even expect it. Let the inspector know you would like to come, and be prepared on the day to direct them to the issues you found in your pre-inspection. Remember, you have knowledge to offer in this situation; the inspector has never been to this property before, but you know your way around.
Arrive at the inspection ready to engage. Of course your inspector will provide you with a full report after the inspection, but it does not hurt to take notes as the inspection is in progress. Ask specific questions about how something works or the nature of the suspected damage. If you do not understand a comment your inspector makes, do not be afraid to ask! This is where feeling comfortable with the inspector you have chosen truly pays off. When you feel comfortable and respected by a professional, you are more likely to seek information you need without feeling embarrassed or unsure.
Know what to do with the finished product. The ultimate inspection report is not just a preview of a home’s potential maintenance and repair issues—it is a bargaining tool. If your inspection revealed major issues such as problems with the heating system or a damaged roof, you should include these issues in your post-inspection negotiations. If the inspection did not turn up major problems, feel free to include small issues and see what the seller is willing to cover. Make a list of surface problems you would like fixed by the seller in order of importance, but be willing to drop a few of your bottom seed issues.
Does the home inspection process feel a little less daunting? Spread that feeling by sharing this blog with other potential home buyers!

BY JOE CLINE
Real Estate Broker/Owner with Affinity Properties, Inc 509937
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If you are buying a home in Texas, it is important that you learn what the Texas home inspection process entails. Home inspectors check the basic features of a home, including the structure, plumbing, electricity, roof, and basement or crawlspace. Home inspectors in Texas are certified by the state real estate commission, and they are required to follow inspection protocols that are determined by law.

Home inspectors do not have to check areas in the house that are dangerous to access or inconvenient. Although the inspector is required to use a ladder if necessary to check the attic and roof, other areas that would require a ladder to access can go without inspection. Texas home inspectors also do not have to report regular wear and tear, repairs that appear to be adequate, as well as any aesthetic issues. They are also not responsible for any property features that are buried or hidden. Although home inspectors are required to check the basement or crawl space, they do not need to inspect the crawl space if the headroom is less than eighteen inches. The entry to the crawlspace must be at least twenty-four inches by eighteen inches. Otherwise, the inspector is not required to enter the crawlspace. After the home inspection is completed, you should contact the inspector and ask if there were any home features that could not be inspected for any reason. Additionally, in Texas home inspectors are not required to check the property for signs of pest infestation. If you are concerned about pests, you might want to contact a pest control specialist and have them evaluate the property.

Home inspectors in Texas will carefully evaluate the structure of the home. They will report any obvious cracks or settling in the foundation. They will also report if the structural materials appear to have deteriorated. They will prepare a written report regarding the overall condition of the foundation. During the basement or crawlspace inspection, the inspector will also look for water damage. They will consider the property deficient if there is obvious water leakage or pooling of water. The inspector will also check the roof, and will note any damage or deficiencies. They will also estimate how long the roof will continue to be usable.

Inside the home, the inspector will check the plumbing system, making certain that it is fully operational. The electrical systems must be up to state code. Each home is required to have a disconnection point. If it does not, the inspector will mark the electrical system as deficient. Inspectors will check the heating and cooling system as well. In Texas, it is especially important that the home inspector carefully check out the air conditioning system. If there is a problem with the home's cooling system, you do not want to discover this on one of Texas' many one-hundred degree summer days. Finally, the Texas home inspector will inspect all the appliances in the home, making certain that they function properly and that they lack any obvious defects, such as rust.
Joe Cline writes articles for West Lake Hills homes. Other articles written by the author related to Rollingwood homes and Austin Texas real estate can be found on the net.