How to Prepare for Home Inspection

Common questions we are asked…how to prepare for  home inspection, who attends, what should we expect?

How Long Does The Inspection Take?

Depending on the size of your home a typical home inspection can take 3-4 hours.

Who Will Be There?

The Seller is generally asked to not be present at the home inspection.  The typical scenario is for the the Buyer, the Buyer’s Agent and the Home Inspector to be there.  The Buyer’s Agent should be at the inspection to unlock the home, to supervise the inspection, to review the findings with the inspector and secure the home following the inspection.  Confirm with your Listing Agent that the Buyer’s Agent will be present.  Most inspectors are licensed and bonded or insured, check with your Real Estate agent to confirm that the inspector for your home is!

How to Prepare?

  •  Secure all pets.  If your pets cannot vacate the home make sure they are in a kennel for the safety of your pet (not escaping) and the safety of the home inspection attendees.
  • Attic and Crawlspace Access.  Please clear ALL attic and crawl space accesses, the inspector will need to tour these spaces.
  • Install Carbon Monoxide Detectors.   Beginning January 1, 2011, State law required CO alarms to be installed in all new single family homes and residences. The seller is required to equip the residence with CO alarms before any other person legally occupies the home.  The plug-in style are generally the easiest to use and can be moved to the proper location if not originally installed in the right spot.  Talk to your Real Estate Agent regarding the required number of detectors for your home.
  • Smoke Detectors.  Make sure they are operational…no chirping and connected to the ceiling.
  • Utilities.  Utilities should all be up and running for the inspection, sometimes vacant houses have items like the water heater and plumbing fixtures turned off, these need to be operational for the inspection.
  • Pilot Lights.  Gas fireplaces and water heaters should have the pilot lights on in order for the inspector to check their operation.  If they are not operating at the time of inspection additional inspections may be ordered.
  • Light Bulbs.  Take a walk thru your house and confirm that ALL light bulbs are operational to avoid switches being called out.
  • Electrical Panel.  We all love to use our garages for storage, however, make sure the inspector has ample access to the electrical panel. The front of the electrical panel will be removed as part of the inspection.
  • Keys.  Keys to any outbuildings should be left in the house for the inspection.
  • Leaking Sinks.  These are common in home inspections check under your sinks before the inspection!
  • HVAC Unit.  Go ahead and throw in a fresh filter!
  • Shrubs and Bushes.  Should not be touching the house, this is a common “call-out” on inspection reports.

When Can we Expect the Results?

Typically 48-72 hours after the inspection.  Following the inspection the inspector will gather inspection information, formulate the report and present to the Buyer.   The Buyer will then review the report with their Realtor and provide and Inspection Response to your Realtor.

Updates provided from Local Home Inspectors:

Platinum Inspection Services -All plumbing fixtures will be operated so make sure all sinks, laundry washtubs, and bathtubs are empty.

Dream Home Inspection Services Excellent Advice! Remember, if the inspector can’t get to something during the inspection, the buyer may want a re-inspection, and that slows down the sale of your house.

Platinum Inspection Services -Any weapons should be properly stored , – If you store items in the range or dishwasher they should be removed since these will also be operated.

I am a licensed Real Estate Broker in the State of Washington.  For questions or additional information, please feel free to contact me at (509) 539-6773.


What is a Final 442

So you are building a new house, and the Appraisal was done a LONG time ago and your Real Estate Broker and Lender call up to say  “we need the final 442 to close.”

What is a Final 442?

When the builder has completed construction on your new home the appraiser will be called back to re-inspect your home and complete an Appraiser 442 form.  The purpose is for the appraiser to confirm that your home was built to the standard specifications of the Purchase and Sale Agreement.

Do I have to wait on the Final 442 to Close our Loan?

Yes!  Most local lenders use the 442 as a condition of funding which means  if they get the 442 on the day of closing, they can still close and record that day.How Do I Avoid a 442 Delay

However, if your Lender made the 442 a condition of underwriting your file will be delayed until the underwriter reviews your file again to make sure the condition is satisfied.

Ask your Lender  if the 442 is a condition of funding or a condition of underwriting.

I HIGHLY recommend using a local lender.  I have been selling new construction homes for years, we know which lenders can perform on time.   If you are using an out of town or internet lender you only have the reputation of the company to go by, not the individual loan officer like you do with a local lender.   The person on the other end of the phone or email handling your loan could be brand new in the business.   In add

I am a licensed Real Estate Broker in Washington State. 

Update comment from a local appraiser:  The keyword is 100% complete. A lot of issues we run into is the miscommunication of the completion of the house. Minor things such as touch up or cleaning aren’t a big deal, but there have been transactions that have been delayed because doors weren’t hung, appliances weren’t installed and even carpet hadn’t been laid. The 442 is protection for the buyer and the bank to make sure the builder completes their job. The other benefit for using local banks is that most of them even allow verbal confirmation from the appraiser prior to a hard copy for same day closings.

Blog at

Up ↑