Prepare Your Listing - 10 most common home inspection issues for Home Buyers.

Most of the common findings found by home inspectors are relatively simple and inexpensive to fix. If the sellers are aware of and remedy
these issues this will go a long way to making a positive impression on  potential home buyers that the house has been well maintained
and cared for. Secondly addressing these areas ahead of a contract will save considerably time in writing contract addendums
and last minute repairs prior to settlement.

Certainly there are many possible defects and concerns and occasionally significant ones weather they be structural in nature
or of a hazard or health issue but the most often found issues are;

1. HEAT PUMP and AIR CONDITIONER
    If the heat pump is 12 years old or more or the A/C is over 20 years old they may work find but most
    inspectors will advise there clients replacement may be coming due within the next couple years or so.
    Sellers need to be realistic about how long things last and could consider replacing ,but it may be more appropriate
    to include a Home Owners warranty with the sale. Buyers are concerned about potential expenses in the first
    years of ownership and a warranty will provide some peace of mind and time to budget updating as needed.
    A routine tune up such as cleaning the unit, changing the air filter will show the buyers the owners have been keeping
    up with home maintenance.

2. GRADING, DOWNSPOUTS, AND A DAMP BASEMENT
    The most common cause, probably 95% of the time, of a damp basement or signs that the basement has been
    damp is due to flat grading or grading that slopes toward the foundation. Also downspouts that do not have
    splash blocks or inadequate extensions away from the house. Even if there has been dampness in the past
    in the basement the inspector can point out that this issue has been addressed.

3.  ROOFING
    If an asphalt type roof is 15 years old or more the inspector is likely to advise a remaining life of 2-5 years
    depending on the current condition of the roof. Warranties on the roof can often be obtained from a
    reputable roofing contactor for a year or two against seepage thus also providing some peace of mind
    for the buyers. If a contractor inspection of the roof determines the shingles are worn beyond there
    service life sellers should consider replacement or perhaps budget replacement in the contract price

4. ELECTRICAL
    Almost every inspection will note at least a receptacle or two that has reversed polarity, open ground, or a GFCI
    outlet that is defective. Another common electrical issue is a double tapped breaker in the service panel.
    All of these are inexpensive to correct and certainly important to correct for the safety of the current occupants
    Correction of these items prior to listing will help leave a very clean inspection report.

5. NO ACCESS
    There are certain important areas of the house that access needs to be provided for by the sellers prior to the
    inspection. This includes the electric panel, main water cut off valve, crawlspace and attic. There areas are often
    obstructed and so not inspected leaving the buyers suspecting something may be intentionally hidden which is usually
    not the case.

6. WATER STAINS
    Old water stains on ceilings, walls, or other areas may not be due to active leaks but the inspector can not confirm
    this leaving unanswered questions of the buyer. Sellers should be able to provide information on what and when repairs
    were done. All homes have had a leak at some point and most buyers realize this but want to know it has been corrected.
    Prior to painting over the old stains use a shellac such as Kills which prevents the old water stain from bleeding through the new
    paint. Of course if there is an active leak this needs to be corrected.

7. WINDOWS
    Very common problems here include windows painted shut or sash springs that are broken or worn not holding up the
    sash when opened. These are repairable usually a minimum cost but often leave potential buyers contemplating  having to
    replace windows which are rather costly and often an unnecessary expense.

8. PLUMBING
    Like electrical, prior to listing, the house can be checked for leaks at all valves, faucets, drains and caulking around the
    tub and shower. Another common problem is leaking and loose toilets. Again if there are no problems here this leaves
    a good impression of proper home maintenance.

9. EXTERIOR WOOD
     Often when sellers contract to have exterior wood trim painted the painter may just paint over rotted or water damaged
    wood particularly window sills and window trim. An inspector is not going to miss these and may leave the buyer feeling this
    was just covered up and wondering about other areas with just a cosmetic repair without correcting an underlying issue.
    Water damaged wood can usually be repaired with an epoxy or wood filler without the need for major repairs.
    Check all exterior wood prior to painting and have repair included in the painting contract.

10. BUILDING PERMITS
    Permits are generally required for any structural improvements, decks, and major electrical, plumbing or mechanical work.
    A permit is also required for installing a new wood burning stove, which commonly is not done.  Home inspectors do
    not perform code inspection as such and often recommend having evidence provided if it is apparent that recent work has been
    done on the house that would require a permit. Permits are usually found on the door of the electric service panel. 
    The work may be professional and correctly done but a permit is still needed to insure the work is up to code.
    A lack of permit can cause legitimate concerns with the buyer and it is best address with the sellers prior to settlement,
    which could be delayed if sellers apply for an "after built" permit after a contract is signed.