Your Step-by-Step FSBO Guide to Passing the Inspection With Confidence
Once you’ve accepted an offer and the appraisal is complete, the next major milestone in your FSBO home sale is the home inspection. For many sellers — especially those handling the process without a real estate agent — this step can feel intimidating. What if the inspector finds something big? What if the buyer backs out?
The truth is, home inspections are a standard and expected part of almost every residential real estate transaction. They’re not designed to “fail” your home — they’re designed to give buyers peace of mind and help both parties address issues fairly before closing. With the right preparation and understanding of what’s involved, you can navigate this stage with confidence and avoid unnecessary surprises.
Here’s everything you need to know about the inspection process — and how to make it work in your favor.
🏡 1. What a Home Inspection Is (and Why It Matters)
A home inspection is a detailed, professional evaluation of your property’s condition performed by a licensed inspector. The buyer usually orders and pays for it after the purchase agreement is signed but before the sale is finalized.
The inspection serves two key purposes:
- ✅ For the buyer: It provides a clear picture of the home’s condition and any potential repairs or safety concerns.
- ✅ For the seller: It helps identify issues before closing, giving you the chance to address them proactively and keep the deal on track.
💡 Pro Tip: Most real estate contracts include an inspection contingency, which allows the buyer to renegotiate or even cancel the deal if significant problems are discovered. That’s why preparation is so important — the fewer surprises, the smoother the transaction.
🔍 2. What Inspectors Look For
A standard home inspection covers the structure, systems, and safety of the property. Inspectors typically evaluate hundreds of items, but here are the main areas they focus on:
🏗️ Structural Components
- Foundation and crawl space
- Walls, ceilings, and floors
- Roof, attic, and insulation
- Windows and doors
⚡ Major Systems
- Electrical wiring, outlets, and panels
- Plumbing (pipes, water heater, water pressure)
- HVAC systems (furnace, air conditioning, ductwork)
💧 Safety and Condition
- Roof condition and potential leaks
- Evidence of water damage or mold
- Pest activity or wood-destroying organisms
- Fire safety (smoke detectors, carbon monoxide alarms)
🏠 Exterior and Property
- Siding and exterior walls
- Driveways, walkways, and grading
- Decks, porches, and patios
- Gutters and drainage
The inspection typically lasts 2–4 hours depending on the size and condition of the home. The buyer will usually attend, and you can be there too — though it’s often recommended to give them space and let the inspector work uninterrupted.
💡 Pro Tip: Inspectors don’t issue “pass” or “fail” grades. Their job is simply to report findings — not to decide whether the home is worth buying.
🧰 3. How to Prepare Your Home for Inspection
Preparation is the best way to prevent inspection surprises and keep the process smooth. Here’s a checklist of what to do before inspection day:
🧼 Step 1: Deep Clean and Declutter
A clean, organized home creates a positive first impression and helps the inspector focus on what matters.
- Vacuum and dust thoroughly.
- Clear clutter from rooms, closets, and basements.
- Make sure all light fixtures have working bulbs.
🔧 Step 2: Take Care of Small Repairs
Inspectors will note even minor issues, so fix anything simple before they arrive.
- Replace broken outlet covers and loose doorknobs.
- Repair leaky faucets or running toilets.
- Tighten loose handrails and secure wobbly steps.
- Replace air filters in HVAC systems.
💡 Pro Tip: A few hundred dollars spent on small fixes can save you thousands in negotiation headaches later.
🏡 Step 3: Ensure Full Access to All Areas
Inspectors need to access every part of the property. Blocked areas can raise red flags.
- Unlock attics, crawl spaces, and basements.
- Clear space around the water heater, furnace, and electrical panel.
- Provide easy access to sheds, garages, and outbuildings.
🪟 Step 4: Show That Systems Are Well-Maintained
Well-maintained homes signal “peace of mind” to buyers and inspectors alike.
- Leave service records for HVAC, water heater, or roof work.
- Replace old HVAC filters.
- Make sure pilot lights are on for gas appliances.
📄 Step 5: Create a “House Information Sheet”
Just like with the appraisal, a simple folder of key details helps the inspector understand your home. Include:
- Recent upgrades or repairs (with receipts)
- Age of roof, HVAC, water heater, etc.
- Any warranties that transfer with the sale
📆 4. What to Expect on Inspection Day
Here’s how the process typically unfolds:
- Inspector arrival: They’ll do a full exterior walk-around before moving inside.
- Room-by-room inspection: They’ll check every accessible area, take photos, and make notes.
- System tests: HVAC, plumbing, electrical, and appliances will be tested for proper function.
- Roof and structure review: They’ll look for signs of leaks, foundation cracks, and structural issues.
- Safety check: Inspectors verify smoke detectors, stair rails, and other safety features.
The buyer and their agent may follow the inspector and ask questions along the way. As the seller, it’s best to be polite but give them space. If you’re present, offer factual information but avoid defensiveness or over-explaining.
💡 Pro Tip: Don’t try to “hide” defects. Covering up problems can backfire — inspectors are trained to spot them, and concealment can damage trust and lead to bigger legal issues later.
📑 5. After the Inspection: What Happens Next
Within a few days, the buyer will receive a detailed inspection report outlining all findings. The report usually categorizes issues as:
- 🟢 Minor: Cosmetic or easily fixable (e.g., leaky faucet, loose doorknob)
- 🟡 Moderate: Items that may need repair soon but don’t pose immediate danger
- 🔴 Major: Significant safety or structural concerns that require attention
Based on this report, the buyer typically chooses one of four options:
- ✅ Proceed as planned – No major issues were found.
- 🛠️ Request repairs – They ask you to fix certain items before closing.
- 💰 Request a credit or price reduction – Instead of repairs, they negotiate a lower price.
- ❌ Cancel the contract – In rare cases, serious issues cause them to walk away (if allowed by the inspection contingency).
🤝 6. How to Respond to Repair Requests
Negotiating after an inspection is a normal part of the process. Here’s how to approach it strategically:
⚒️ Option 1: Make Repairs
If the requests are reasonable and affordable, making repairs can keep the deal on track and show good faith.
💵 Option 2: Offer a Credit
Instead of handling repairs yourself, offer the buyer a credit toward closing costs. This is often easier and faster.
🏷️ Option 3: Negotiate Terms
You’re not obligated to agree to every request. Focus on major safety or structural issues and be willing to compromise on smaller items.
💡 Pro Tip: Stay calm and objective during negotiations. Most buyers expect some issues to arise — what matters is how you respond.
⚠️ 7. Common Mistakes FSBO Sellers Make With Inspections
- ❌ Skipping prep work: Unaddressed small issues can make your home seem poorly maintained.
- ❌ Being defensive during the inspection: Arguing with the inspector or buyer can create unnecessary tension.
- ❌ Ignoring repair requests: Refusing to negotiate often leads to canceled deals.
- ❌ Trying to hide defects: This can lead to lawsuits if discovered later.
- ❌ Delaying responses: Time is critical — respond quickly to keep the sale on track.
🏁 Final Thoughts: Preparation Is Key to a Smooth Inspection
Home inspections don’t have to be stressful — they’re simply part of the due diligence process that ensures both parties feel confident moving forward. As a FSBO seller, the best way to succeed is to be proactive, transparent, and prepared.
Fix small issues in advance. Keep detailed records of maintenance and upgrades. Approach post-inspection negotiations with flexibility and fairness. By doing so, you’ll not only reduce the chances of deal-breaking surprises — you’ll also present your home as well cared for, trustworthy, and worth every dollar of the agreed sale price.