If you didn’t know the home inspection contingency is where we see the most number of home sale transactions fall apart. One party digs in. Another party refuses to fix something. The next thing we know, buyers are out searching for another home. Sellers are hosting another open house. I just spoke with a buyer in this very situation.


So sellers, what can you do to help your inspection along. The right way. Below is a field guide to inspections.


There are things to do prior to the inspection that will help you. While I personally believe they should be done prior to actually listing; as long as they are complete by the inspection you should be OK.


The inspector will crawl into the attic. Make sure it is accessible. Often times we find the access is blocked by shelving or clothes. These only delays the inspection as a good buyer’s agent will get the inspector back in. The other consistent issue is the hatch being sealed. Make sure if it is pained shut or caulked closed that you cut it open.


You can significantly help out the inspector by making sure the sink cabinets are cleaned out. Save everyone a bunch of time. And the inspector will do it themselves anyway.


Ensure all light bulbs are working, please. Why have the inspector wasting time determining if a light bulb is bad or there’s a wiring issue? Just make sure all bulbs are functioning.


I’m not sure if it is country wide or just Wisconsin but the standard is that there will be a smoke detector and CO detector on all floors. Make your life easy and go install them. If your buyer is purchasing with a VA/FHA/WHEDA loan then it will get flagged twice if not installed.

Are you missing an electrical plate over a switch or outlet? That believe it or not is a defect as it is related to safety. Go spend a few dollars and save it from being on your defects list. Which it will be by the way.


Garage door safety beams are a solid defect. I get why they aren’t installed sometimes but they will get flagged. If you are that person who has them pointing directly at each other in the beam above the garage door opener then you should consider putting them where they belong. This may even get flagged by the appraiser for government loans.


These are the items before the inspection.  For the actual inspection you should plan for 4 hours no matter what. Sometimes they take less but with this time frame you will be alright. Also it is best if you aren’t home. This really is the buyer’s opportunity to learn about the home and how everything works. Don’t cheat them because you are curious. You will see the report anyway if there are any issues.


After the inspection expect to hear from your agent with in a day or so. Some buyers will want to do some research or think about the inspection. By planning to hear something in a few days you set yourself up not to be concerned when you don’t hear back right after the inspection. Now is when the negotiations start!

-Dylan A. B. Diersen

First Weber, Inc


Dylan has been quoted on by national new outlets and has multiple designations recognized by the National Association of Realtors. Also, he has consistently helped more and more people achieve their real estate goals by increasing service. You can see more blog posts at FoxCitiesProperties.com/blog or keep in touch on Facebook at https://www.facebook.com/WisconsinRealEstateExpert/