Listing and selling homes in Northern Virginia, I have been through my share of home inspections.  When I work with Sellers who are anticipating a home inspection, they will often do big repairs and overlook the small stuff.  One thing that often gets overlooked is replacing light bulbs. 

Sounds silly that a home inspector would even bring up a burned out light bulb, right?  Well, the problem is, if a light fixture isn't working, the home inspector can only tell you it is inoperational.  They can suggest it may be in need of a light bulb, but inevitably, when the home inspection addendum comes through, the "inoperational light fixtures" will need attention, and often, the Buyers will ask that it be from a licensed professional contractor.  And the reason it is always an issue is that the electrical systems, including light fixtures, are part of Paragraph 7 of the Northern Virginia Regional Sales Contract that states that the systems in the home (plumbing, electrical, heating, cooling, appliances, etc.) must be in normal working order.

Replacing light bulbs and making sure each and every light fixture is working makes this a non-issue.  There's nothing sillier than having to bring an electrician out to change a light bulb, so make sure all your light bulbs are working before the home inspection.

Chris Ann Cleland, Associate Broker- Licensed in Virginia, GRI, SFR, Northern Virginia Short Sale Specialist. Affiliated with Long & Foster, 7526 Limestone Drive, Gainesville, VA 20155.  To contact Chris Ann, call 703-402-0037 or email chrisann@LNF.com.  Or you can visit her website:  www.nvarealestate.net.

Header photos taken by Chris Ann Cleland.

The opinions expressed in this post are those of Chris Ann Cleland, not those of Long & Foster REALTORS®.

 
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16 Comments on A Bright Idea for Every Northern Virginia Seller Preparing for a Home Inspection

MAY
20
2011
636,664 Points 53 Featured Posts Outside Blog Called Shot Master

Chris,  Good Point.  I think a light bulb just went off.  I also tell our sellers to change the filter in their furnace and shop vac the dust out of the entire unit.
3:52pm • #1
512,313 Points 20 Featured Posts Outside Blog Called Shot Master

Hi Chris Ann,  Wonder if I should carry light bulbs in my car, cheaper then the electrician
4:01pm • #2
1,516,627 Points 112 Featured Posts Localism Sponsor Outside Blog Called Shot Master

Belinda:  Same here.  Filters and light bulbs can cause such trivial problems around the home inspection. 

Will:  Why not?
7:37pm • #3
291,825 Points 20 Featured Posts Outside Blog Called Shot Master

An easy to-do fix for something that can otherwise become an needless issue.  Like It.
8:16pm • #4
1,516,627 Points 112 Featured Posts Localism Sponsor Outside Blog Called Shot Master

Lloyd:  Screwing in light bulbs is easy.  Changing air filters..easy. 
8:28pm • #5
1,056,534 Points 27 Featured Posts Outside Blog Called Shot Master

As a former home inspector for four years, I can tell you that even though we all think it’s a burned out light bulb, sometimes it’s a bad light socket, a bad light switch, or bad wiring between the socket and the switch.
9:59pm • #6
879,404 Points 10 Featured Posts Attended Rain Camp Called Shot Master

Chris, I always suggest the sellers to make sure all light bulbs are working - and if not, replace it. If it still does not work...I recommend pre-listing inspection.
10:06pm • #7
155,778 Points 13 Featured Posts Outside Blog Called Shot Master

Ockham's razor; sometimes a burnt out bulb is just a burnt out bulb. But you've got the right idea...bing, (did you see the light bulb come on?)
11:56pm • #8
MAY
21
2011
801,906 Points 20 Featured Posts Outside Blog Attended Rain Camp Called Shot Master

Such an easy fix that can save a lot of hassle later. Good suggestion for sellers...
7:24am • #9
1,516,627 Points 112 Featured Posts Localism Sponsor Outside Blog Called Shot Master

Jim:  That's why replacing bulbs ahead of time helps eliminate the guess work and shows legit problems.

Praful:  Pre-listing inspections are great.  What I've found, is that no two inspectors come away with the same exact same repairs.  Still, it does take care of major issues up front.

Robert:  Our Northern Virginia Regional Sales Contract and related addendum have preprinted language on the home inspection walk through items (which electrical items are) that state a licensed, professional contractor should do the repairs.  So when we see inoperational light fixture, it's a bit silly to have to provide a receipt for someone changing a light bulb.  So it's just common sense.  Take care of it ahead of time.

Gary:  There are plenty of other things they can do too, but let's start here.
10:41am • #10
155,778 Points 13 Featured Posts Outside Blog Called Shot Master

Yes Chris, I agree with you, but common sense is only used by those who think.
12:02pm • #11
282,637 Points 11 Featured Posts Attended Rain Camp Called Shot Master

Chris Ann, home stagers by nature will be checking light bulbs, because we want them all on for showings. If I find one out and replace it without any change, I recommend getting someone in to look at it!
6:46pm • #12
1,516,627 Points 112 Featured Posts Localism Sponsor Outside Blog Called Shot Master

Robert:  Good point.

Peg:  Not only that, but for showing purposes, get the old fashioned light bulbs and none of those energy efficient ones. 
11:42pm • #13
319,713 Points 10 Featured Posts Outside Blog Called Shot Master

Excellent idea! I keep a supply of light bulbs in my car for my listings, however, I like your new use and way to save money!
11:59pm • #14
MAY
22
2011
653,034 Points 49 Featured Posts Localism Sponsor Outside Blog Called Shot Master

Hi Chris Ann, No one ever thinks of this until it happens. I always make sure the light bulbs work in my listings and especially before a home inspection.
7:20am • #15
1,516,627 Points 112 Featured Posts Localism Sponsor Outside Blog Called Shot Master

Emily:  It's an easy way to stop panic over the words "inoperational light fixture" over something that can be simple.  And if a Seller has replaced light bulbs and the light still isn't working, well, then you know it's truly inoperational.

Jackie:  Replacing light bulbs before listing is a great way to show off the house.
11:26am • #16


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Chris Ann Cleland, Associate Broker, Northern VA

Bristow, VA

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Long & Foster REALTORS®, Gainesville, VA

Address: 7526 Limestone Drive, Gainesville, VA, 20155

Office Phone: (703) 402-0037

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