We get this question often, and some of which should have been addressed prior to putting the home on the market.
Things to do prior to listing:
It is always good to have your roof inspected, especially if you know there has been hail, wind, or if it is really old. I have a company in town that will come and inspect it for free, and give you three estimates. (if you call your insurance company, this will be "a claim")
If you haven't had your furnace and A/C cleaned and serviced for years, you should have this done too. Keep your receipt as the buyers may want a copy for their records. Also, change your filter prior to the inspection.
If you know there could be a broken window, this absolutely needs replacing. Again, prior to listing! If you have broken seals, it is a good idea to get some bids and get these replaced if you want top dollar.
Things to do prior to inspection:
1. Be sure all utilities are on.
2. It is best not to be home during the inspection. Let the buyer and inspector do their thing, and usually they will call when finished. Remove pets also.
3. Be sure to have your Carbon Monoxide detectors within 15 feet of any lawful bedroom. This will be notated on the inspection if you don't have them. It is the law. You may want to change the batteries in the smoke detectors too. If the smoke detectors are starting to turn yellow, they are old, and time for a replacement. There are some now that have 10-year batteries, and don't chirp in the middle of the night!
4. Are any of your faucets leaking at the faucet, or worse - under the sink? Fix it prior to, it will be notated on the inspector's report. If the grout in the shower or bathtub needs repair, get this done.
5. Be sure the inspector has access to the crawlspace or attic. They also will want to check the electrical plugs, so keep access to those open as well. If you have a padlock on the electrical box, remove it so they have access.
6. Can you maneuver through the garage? The inspector will want to see it.
7. Are there tree branches rubbing up against the home or roof? Get them trimmed back.
The fewer items the inspector finds, the better the Buyer will feel moving forward with the transaction! The inspection is the #1 reason a buyer will terminate a contract. Don't let this situation be YOUR situation!