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If you are selling your house, here are some ways to make your home inspection go smoother, with fewer concerns to delay closing. 

1. Make sure the inspector has access, not only to the house, but also to the furnace, water heater and air- conditioning units (especially in closets, attics and crawlspaces).

2. Remove items blocking access to HVAC equipment, electric service, panels, water heaters, etc. Clean or replace dirty HVAC air filters. They should fit securely. Make sure thermostats with batteries are working.

3. Check to see that the garage is open and that any water heater, utility panel and shutoffs and resets for ground-fault circuit interrupters (GFCIs) within are accessible.

4. Unlock areas the inspector must access, such as attic doors or hatches, electric service panels, closets, fence gates and crawlspaces.

5. Ensure that all utility services are on, with gas pilot lights burning.

6. Be sure pets won't hinder the inspection. Ideally, they should be removed from the premises or secured outside. Tell your agent about any pets at home.

7. Replace burned-out bulbs to avoid a "light did not operate" report that may suggest an electrical problem.

8. Remove stored items, debris and wood from the foundation. These may be cited as conditions conducive to wood-destroying insects.

9. Trim tree limbs to 10 feet from the roof and shrubs to 1 foot from the house to allow access.

10. Attend to broken or missing items such as doorknobs, locks and latches, windowpanes, screens and locks, and gutters, downspouts and chimney caps.

11. Test smoke and carbon monoxide detectors. Replace any dead batteries.


Checking these areas before your home inspection is an investment in selling your property, and will expedite your closing.



(this list is not all inclusive)



  • Electric

  • Gas

  • Water

  • Phone

  • Internet

  • Trash Cans (left)

  • Keys

  • Codes For Remotes/Garage Doors, Etc.

  • Remotes…Garage Door, Fans, Etc.

  • Obtain previous owner utility costs (at least 1-year) and temperature preferences, gas fireplace usage, hot water temperature

  • Various City Rules…Street Parking, Use (zoning…office in home), Etc.

  • Trash Pick-Up Days…Regular & Recycle

  • Neighborhood Covenants

  • Operation Manuals for Equipment

  • Warranties on Equipment (if available)

  • Dates of Manufacture & Installation (equipment, roofing, etc.)




  • Cleaning –

    • Dryer Vent

    • Gutters

    • Carpets

    • Windows

    • Pressure Wash

    • Chimney

  • Refurbish –

    • Caulking

    • Painting

    • Pests

      • Carpets Flea Treat w Boric Acid

      • Bomb House

      • Rosemary..Fungus, Mites, Scale

      • Mothballs…Insects, Mice

      • Peppermint…Mice

    • Drapes & Blinds

    • Drain 5 to 10 gallons out of the water heater.




  • Perma Boots for Roof Vents

  • New Smoke & CO Detectors

  • Add dielectric unions, tempering valve, air chamber, grounding (gas) and strapping to water heater.

Recommended: Setup Annual Contracts for Termite, HVAC, Chimney, Dryer Vent & Gutter  Inspections/Maintenance



Download Glossary List

Download Referral List


Download Cost Guide

Download Life Expectancy

Download Home Tip Links

Download Prior To Purchase

Download Dates Of Concern

Home Inspection






Books, Information, Services


Home Improvement Solutions : What Every Homeowner Should Know Book 3

Nov 5, 2016

by Jacy Elsesser and Cindy Jonsson

Interior Design: A Beginners Guide To Interior Design - The Ultimate Tips And Tricks To Decorating Your Home Like A Pro! (Feng Shui, Interior Design, Decorating Your Home)

Nov 8, 2016

by Caroline Reynold

Declutter Your Home Effectively: House Cleaning Hacks to a Clutter Free Life: Home Organization and Management Tips, DIY house cleaning hacks, organize ... your Life and Home Effectively)

Jan 27, 2015

by K. Collins

Shipping Container Homes: The Ultimate Guide To Building Shipping Container Homes For Sustainable Living, Including Plans, Tips, Cool Ideas, And More!

Oct 31, 2016

by Anthony Hofman

No Nonsense Real Estate: What Everyone Should Know Before Buying or Selling a Home

Sep 30, 2016

by Alex Goldstein

Essential Home Security: A Layman's Guide

Jan 15, 2010

by Stan Wasilik

Home Maintenance For Dummies

Oct 26, 2009

by James Carey and Morris Carey

100 Things Every Homeowner Must Know: How to Save Money, Solve Problems and Improve Your Home

Apr 7, 2015

by Editors Of Family Handyman

How Your House Works: A Visual Guide to Understanding and Maintaining Your Home, Updated and Expanded

Feb 28, 2012

by Charlie Wing

How to Fix Everything For Dummies

Apr 15, 2005

by Gary Hedstrom and Peg Hedstrom

Nolo's Essential Guide to Buying Your First Home (Nolo's Essential Guidel to Buying Your First House)

Dec 12, 2014

by Ilona Bray J.D. and Alayna Schroeder J.D




Signs Your Local Real Estate Market Is A Bubble

8 Home Issues That Scare Off Buyers

6 Things Home Sellers Are Legally Required To Disclose

Special Problems in New-Home Construction

Real Estate Repair Negotiations – What is Reasonable?

How To Negotiate Issues After A Home Inspection

Leave the Utilities Connected if You Move While Selling

Common Home Pests

FHA Loan Basics

VA Loan Basics

Are VA Home Inspections and Appraisals the Same?

VA Loans ... Purchase Peace of Mind With a Home Inspection

Understanding the VA’s Minimum Property Requirements

The VA Loan Home Inspection Requirements

VA Compliance Inspection Guide

VA Home Inspection Checklist

VA Fee Appraiser's Guide

Contact your attorney before using any legal documents on this website. Use at your own risk.



This Addendum is made on___________________ to a Sales Contract (“Contract”) dated  __________________________________________                 between ____________________________________________________ (“Purchaser”)

and     ______________________________________________________  (“Seller”) for the purchase and sale of Property:                                                                                                                                                                            


   A. Inspection Period

       Contract is contingent (“Home Inspection Contingency”) until 15 Days after Date of Ratification (“Home Inspection Deadline”) upon        inspection(s) of Property by professional, insured inspector(s) (“Inspection”) at Purchaser’s discretion and expense. Such Inspection        of the Property as Purchaser shall consider appropriate, may include, but is not limited to, geotechnical inspections, inspections of        the structure, foundations, roof, flooring, HVAC systems, electrical system, plumbing system, appliances, exterior insulation                    finishing systems, drainage, windows, well and septic systems, and lead-based paint and radon. If Purchaser’s Inspection reveals            the need for further inspections as certified by a licensed engineer, contractor or qualified home inspector, Purchaser shall so                notify Seller prior to the Home Inspection Deadline and the Home Inspection Deadline shall be extended for no more than five (5)        days to conduct such additional inspections at Purchaser’s expense.


       Pursuant to the terms of Contract, Seller shall have all utilities in service and any access obstructions to all mechanical,                      electrical, plumbing and electrical equipment removed. All conveying appliances shall be empty and available for testing.                    Access to all parts of the property shall be provided such as the unattached garage, crawl, roof and attic, etc. that is free from              pets or children. Unattended access shall be granted between 9 am and 6 pm to the buyers, their agents and inspectors on          an agreed upon date and time within two (2) days of signing this contract until the 15-day expiration.


       If the results of such Inspection(s) are unsatisfactory to Purchaser, in Purchaser’s sole discretion, Purchaser shall provide Seller,          prior to Home Inspection Deadline:


               1)   An entire copy of the report(s) and a written addendum listing the specific existing deficiencies (as defined below) of                              Property that Purchaser requests Seller to remedy together with Purchaser’s proposed remedies (“Home Inspection                                  Removal of Contingency Addendum,” herein referred to as “Removal Addendum”)




               2)   Written evidence that such Inspection was performed and notice terminating Contract. Upon request by Seller, Buyer                        shall provide an entire copy of the inspection report to Seller.


       The term “deficiencies” shall apply to those items that could affect the decision of a reasonable person to purchase the Property            and/or material defects defined as a specific issue with a system or component of a residential property that may have a                          significant, adverse impact on the value of the property, or that poses an unreasonable risk to people; and shall not include                    cosmetic items, matters of preference, or grandfathered systems or features that are properly functioning that may not meet code        on the inspection date.


       If Purchaser fails to obtain an Inspection, fails to provide a copy of the report(s) to Seller, or fails to provide a Removal Addendum          OR notice terminating Contract with proper written evidence prior to Home Inspection Deadline, this Contingency will expire and          Contract will remain in full force and effect with no Home Inspection Contingency.


   B. Negotiation Period


       In the event of (A.1.) above, the parties shall have 5 Days after Purchaser’s delivery of Removal Addendum (“Negotiation Period”) to        negotiate a mutually acceptable Removal Addendum addressing the deficiencies.


        At any time during the Negotiation Period, Purchaser or Seller may make, rescind, or alter as many offers and counter-offers as             desired to reach mutually acceptable terms. Purchaser and Seller may agree on terms by signing Removal Addendum describing           agreed upon deficiencies and remedies within Negotiation Period.


   C. Purchaser’s Election


       If, at the end of Negotiation Period, the parties are unable to reach an agreement, Purchaser shall have the option to terminate              Contract by delivering notice to Seller 5 Days following the end of Negotiation Period, otherwise Home Inspection Contingency              shall be removed and Contract will remain in full force and effect.




    Purchaser agrees to indemnify and hold Seller, Listing Firm and Selling Firm harmless from and against any and all claims, liability,         loss, actions and suits resulting from the performance of the inspections, and agrees to repair any damage caused as a result of the     actions of Purchaser or its contractors on the Property in connection with this Addendum.


SELLERS:      Dates/Signatures                                                                                      


PURCHASER:     Dates/Signatures  


Contact your attorney before using any legal documents on this website. Use at your own risk.