Once you’ve completed the Attorney Review of your contract, your prospective purchasers will set up an appointment for a physical inspection of your property. The State of New Jersey requires all property inspectors to be licensed. Whether your house is old, new, or recently renovated, I have yet to see an inspector write up a report without some negative features that require attention. You can minimize the pain of these issues with some suggestions that will not empty your wallets.
If you notice infestation during the spring and summer you may want to call in an exterminator who will inspect your property for termites, carpenter ants, and/or other pests. If he doesn’t find any of these you will be issued an infestation report stating that the property was inspected and found to be clean of any wood destroying pests. If the exterminator does find any infestation you should treat the property. Sellers are usually asked to repair any of these issues.
In your basement, if you still have heating pipes wrapped in asbestos, you can minimize this issue by wrapping the pipes in foil tapes you can buy in any of the home improvement stores. These environmental issues are usually treated by the sellers.
If you have any leak from a roof or a gutter, repair it or patch it. If your gutters and leaders are clogged with leaves, clean them. The inspector will write it up as poor maintenance and that this could be a source of leaks during rainstorms and may cause ice dams during a snowstorm which could lead to water dripping into the house when the ice melts.
If you need a new roof and want to replace it, don’t. A new roof is only warranted to the person that pays for it. If it becomes an issue, get an estimate and offer the buyers a credit for a new roof.
Try and make sure that all of your windows open and close easily. You can chip away old paint that prevents the windows from moving easily. You can also spray on some silicone that will make it easier to maneuver them. When buyers make an offer on your house, they see with the naked eye that your windows may be old. You are not required to renovate for them. If you have any cracked windows replace the glass. This will also minimize a poor inspection.
If your electric circuit breakers are Federal Pacific, this will become an issue with the inspectors. That company went out of business because its equipment failed to cut the circuit when overloaded, which caused many fires. Think about changing it for your family or for prospective buyers. Your attorney should guide you in this situation.
If you have any electric outlets that are missing plate covers you can buy them for under a dollar. These are serious fire hazard issues. If you are using extension cords, get rid of them. The inspector will write it up as a fire hazard. You should also check your smoke detectors to make sure that they are working. You need one on every level of your house. You need a carbon monoxide detector on every level that has bedrooms. It is also required for the town certificate of occupancy to have a mounted fire extinguisher in the kitchen that is rated ABC.
Make sure that your utility room is free of any clutter around the boiler and hot water heater. These are fire hazards. If your hot water heater is over 10 years old and rusted on the bottom, get an estimate for a new one, and give a credit to the buyer if it becomes an issue. Most inspectors scare buyers by telling them that the heater could spring a leak at any time and that it has outlived its life expectancy.
If you find any mildew in your basement clean it up and paint the area with some anti-fungal paint. Mold is an issue that inspectors will write up about. Try and find out the source of the moisture that created it and correct it. You may consider buying a de-humidifier that drains into a basement slop sink so that you can leave it on unattended,
If any of your faucets are dripping, change the washers.
If some rooms are dark replace the bulbs or add a lamp to lighten it up.
Change the filters in your gas heating system and/or central air system so that the inspector will not write this up as an issue. If any of your appliances don’t work, apprise the buyers up front so that there are no surprises. If your oven is self-cleaning, clean it. If it isn’t self-cleaning, clean it yourself.
These suggestions seem like a lot of work for you and your family, however, they will minimize the negative report by the inspectors. Since most inspectors will give you a worst case scenario to protect themselves, don’t provide a clear path for them to do so.
By Martha (Malkie) Aaron
