Getting Ready for your Whole House Inspection

Most buyers will have a whole house inspection on your home, and many sellers today are having their homes inspected before putting them on the market.  While all inspection companies are a little different, there are certain things that will almost certainly show up on the report:

Minor electrical items, including reversed polarity outlets, exposed splices (wires hooked together without being enclosed in a junction box), ungrounded outlets, missing GFCI outlets, etc.

Plumbing leaks.

Inoperable doors and windows.

Lot/ground drainage issues (places where the ground slopes toward the foundation).

Major systems (furnace, A/C, Water heater, roof, etc.).

Signs of water intrusion or mold.

Structural and foundation issues - bowing basement walls, extreme settling, etc.

Most homeowners aren't equipped to handle major repairs - if your roof or furnace is shot, or if your foundation needs major work, you're probably going to have to hire a professional to fix it.  If you know you have any serious issues, you'd be well served to spend some time getting quotes and having it fixed.

Many items that show up on the list, however, can be easily corrected by the homeowner.  If you fix it before it shows up on the inspection, you can not only save money, you help your home make a better impression on the buyer - you don't want them to see an inspection report with page after page of items in need of repair!

Let's take a look at the things I see show up most frequently on home inspection reports:

Electrical Items

• Walk through your home, and look for wires.  Any electrical wire that is on the surface of a finished wall or ceiling should be protected by conduit.  If a wire is in the cavity of a wall (between the 2X4's) it is OK.  To fix this, turn off the power, disconnect the wires at one end, and put slide the wire into a conduit.  Use large enough conduit so that it's easy to get the wires through - flexible metal conduit works well and is easy to use, or you can use plastic.
• Check for exposed wire splices.  If you can see wire nuts, it should be in a junction box.  Turn off the power, take the wire apart, and put the splice in a box.  Make sure to attach the box securely to the wall or ceiling, and put a cover on it.
• Add GFCI protection.  All outlets next to a sink or other water source should be protected.  This includes all outside outlets.  If you need several, you can buy a pack of 4 GFCI outlets for under $30 at Home Depot.  You can also put a GFCI outlet in to replace an ungrounded outlet.
• Check for double-tapped connections in your main panel.  Take the cover off, and make sure there is just one wire going to each breaker.  If there are two, you can fix it easily - just take a short piece of wire (use the same size that is going to the breaker), and, using a wire nut, attach one end of it to the two wires that were in the breaker.  Connect the free end to the breaker, and you're done. 

If you don't think you should tackle electrical work, don't.  If you're fairly handy, but have a few questions, check out this post - it may give you a few pointers.

Plumbing Items

• Run water through every faucet, and let it run for a while.  Check for leaks, feeling under the trap and on the supply lines.  If any of them are wet, you have a leak!  If you fix it, you won't have to pay someone to do it later.  You should also check around the toilets.  Most minor plumbing issues are easy to fix - if you run into something major, call a pro.

Sticking Doors and Windows

• Check all your windows to make sure everything works.  If one sticks, you have to free it up.  Most sticking double-hung windows have been painted shut.  If that's your problem, cut the paint with a utility knife.  Take a putty knife, and carefully slide it in the sash where the window is supposed to slide, working it up and down the window.  Work on both sides, and try to get it moving.  Once it comes free, work it back and forth until it operates smoothly, and make sure to keep it free by moving it every day for a while.
• Some casement windows (crank out style) won't open easily.  These may not be painted shut, but could stick due to settling or swelling in the frames.  DON'T CRANK HARD to try to open them - you'll just break the crank mechanism.  Instead, remove the inside screen, and gently tap around them as your moving the crank - they'll probably open right up.  If they still don't open and close easily after freeing them, you may need to remove some material to fix the problem.  If the frame is badly out of square, you'll probably need professional help.
• A door that sticks is probably due to some minor settling.  You can usually fix them by removing a small amount of material with a plane.

Often, a homeowner can save hundreds of dollars by fixing minor issues themselves.  More importantly, the buyer can see that you've taken great care of your home, so you may get a better price.  A little work up front can save you time and money in the long run.