{"id":237,"date":"2025-05-27T23:52:13","date_gmt":"2025-05-27T23:52:13","guid":{"rendered":"https:\/\/www.hoyonow.com\/blog\/?p=237"},"modified":"2025-05-27T23:52:14","modified_gmt":"2025-05-27T23:52:14","slug":"how-to-handle-home-inspections-as-a-fsbo-seller","status":"publish","type":"post","link":"https:\/\/portal.hoyonow.com\/blog\/?p=237","title":{"rendered":"How to Handle Home Inspections as a FSBO Seller"},"content":{"rendered":"\n

By Robert Urban, FSBO Veteran, Licensed Negotiation Ninja (Unofficial), and Guy Who\u2019s Definitely Googled \u201cWhat Counts As A Defect?\u201d More Than Once<\/em><\/p>\n\n\n\n

\n\n\n\n

So you\u2019ve made it this far:
You listed your home. You dealt with strangers making awkward comments about your backsplash.
You got an offer. You signed the contract.<\/p>\n\n\n\n

And now here comes the home inspection<\/strong> \u2014 the part of the deal that turns grown adults into overcaffeinated worry gremlins.<\/p>\n\n\n\n

Let me break it to you gently:
This is where things can get stupid.<\/strong>
Not because your house is falling apart (hopefully), but because buyers suddenly turn into forensic scientists with a flashlight and a measuring tape.<\/p>\n\n\n\n

But fear not. You’re FSBO. You’re the captain now.
And this blog is going to show you how to handle home inspections like a seasoned pro<\/strong>, not a stressed-out amateur with a plunger in one hand and a panic attack in the other.<\/p>\n\n\n\n

\n\n\n\n

First Things First \u2014 What Is<\/em> a Home Inspection?<\/h2>\n\n\n\n

A home inspection is the buyer\u2019s chance to:<\/p>\n\n\n\n

    \n
  1. Confirm the home doesn\u2019t have hidden disasters (like black mold or a family of raccoons in the attic).<\/li>\n\n\n\n
  2. Use the findings to potentially negotiate repairs or credits<\/strong>.<\/li>\n\n\n\n
  3. Feel like they\u2019re doing their due diligence and not just tossing money into a mystery box labeled \u201cFixer Upper.\u201d<\/li>\n<\/ol>\n\n\n\n

    It\u2019s standard. It\u2019s expected. And it\u2019s not personal.<\/strong><\/p>\n\n\n\n

    Even new houses get flagged for \u201cissues.\u201d (Because home inspectors are paid to find stuff \u2014 not to say \u201clooks great, have a nice life.\u201d)<\/p>\n\n\n\n

    \n\n\n\n

    When Does the Inspection Happen?<\/h2>\n\n\n\n

    Typically within 5 to 15 days<\/strong> after signing the contract.
    The exact number is spelled out in your FSBO agreement \u2014 and if it\u2019s not, it should be.<\/p>\n\n\n\n

    \ud83d\udc49 Don\u2019t have a solid FSBO contract? Check out HOYONOW.com for an AS-IS contract. Unless required by law, buyer is responsible for everything. This is great for cash buyers, however many places which now service loans for buyer will not take as is contracts so limiting the market potential when selling. <\/p>\n\n\n\n

    \n\n\n\n

    What to Expect During the Inspection<\/h2>\n\n\n\n

    The buyer hires the inspector. You don\u2019t get to pick them.
    They schedule a time (usually 2\u20134 hours).
    And they show up ready to poke, prod, test, and question everything.<\/p>\n\n\n\n

    They\u2019ll check:<\/p>\n\n\n\n

      \n
    • Roof<\/li>\n\n\n\n
    • HVAC<\/li>\n\n\n\n
    • Plumbing<\/li>\n\n\n\n
    • Electrical<\/li>\n\n\n\n
    • Attic<\/li>\n\n\n\n
    • Foundation<\/li>\n\n\n\n
    • Appliances<\/li>\n\n\n\n
    • Windows\/doors<\/li>\n\n\n\n
    • Outlets<\/li>\n\n\n\n
    • Water pressure<\/li>\n\n\n\n
    • Basically\u2026 everything that can squeak, leak, creak, or shock you<\/em><\/li>\n<\/ul>\n\n\n\n
      \n\n\n\n

      Should You Be Home During the Inspection?<\/h2>\n\n\n\n

      Short answer: No.<\/strong><\/p>\n\n\n\n

      Long answer: Please don\u2019t.<\/p>\n\n\n\n

      Why? Because:<\/p>\n\n\n\n

        \n
      • It makes buyers uncomfortable.<\/li>\n\n\n\n
      • You\u2019ll want to argue with the inspector (you shouldn\u2019t).<\/li>\n\n\n\n
      • You\u2019ll hear them say dumb things and want to scream (\u201cIs that crack structural?\u201d No, Dave, it\u2019s a hairline. Chill.)<\/li>\n\n\n\n
      • Your presence = awkward energy = fewer good vibes = possibly a more defensive buyer<\/li>\n<\/ul>\n\n\n\n

        So here\u2019s what you do:<\/p>\n\n\n\n

        \u2705 Clean up.
        \u2705 Unlock everything.
        \u2705 Leave a list of upgrades\/repairs if you want.
        \u2705 Leave the house. Go have a coffee. Breathe.<\/p>\n\n\n\n

        \n\n\n\n

        Before the Inspection: Prep Like a Champ<\/h2>\n\n\n\n

        Even if your home is in great shape, make it look like you\u2019ve cared for it<\/strong>.<\/p>\n\n\n\n

        Easy wins that scream \u201cThis house has been loved\u201d:<\/h3>\n\n\n\n
          \n
        • Replace dead light bulbs<\/li>\n\n\n\n
        • Change HVAC filters<\/li>\n\n\n\n
        • Tighten loose knobs\/handles<\/li>\n\n\n\n
        • Clean gutters<\/li>\n\n\n\n
        • Clear space around the A\/C unit, water heater, and electrical panel<\/li>\n\n\n\n
        • Label quirky things (\u201cthis switch controls the outside light\u201d)<\/li>\n\n\n\n
        • Leave keys for anything that\u2019s locked (shed, attic access, etc.)<\/li>\n<\/ul>\n\n\n\n

          This isn\u2019t about hiding issues \u2014 it\u2019s about removing unnecessary red flags.<\/strong><\/p>\n\n\n\n

          \n\n\n\n

          After the Inspection: The Buyer Will Get a Report (and Possibly a Case of Cold Feet)<\/h2>\n\n\n\n

          Home inspection reports are terrifying.
          They look like a novel written by someone who hates houses.<\/p>\n\n\n\n

          Expect:<\/p>\n\n\n\n

            \n
          • 50 pages of minor details<\/li>\n\n\n\n
          • Lots of \u201crecommend further evaluation\u201d language<\/li>\n\n\n\n
          • Multiple warnings about GFCI outlets<\/li>\n\n\n\n
          • And possibly, a dramatic photo of a dirty air vent<\/li>\n<\/ul>\n\n\n\n

            This is all normal. What matters is how the buyer responds.<\/strong><\/p>\n\n\n\n

            \n\n\n\n

            The Three Possible Outcomes:<\/h2>\n\n\n\n

            1. No Repairs Requested<\/h3>\n\n\n\n

            Dream scenario. They read the report, shrug, and move on. Pop a celebratory snack.<\/p>\n\n\n\n

            2. Minor Repairs or Credit Requested<\/h3>\n\n\n\n

            Most common outcome.
            They say: \u201cHey, the inspector found a few things. We\u2019d like a credit or for you to fix them.\u201d<\/p>\n\n\n\n

            You can:<\/p>\n\n\n\n

              \n
            • Agree to do the repairs<\/li>\n\n\n\n
            • Offer a closing cost credit<\/li>\n\n\n\n
            • Say no (and let them decide if they still want the house)<\/li>\n<\/ul>\n\n\n\n

              3. They Freak Out and Cancel the Contract<\/h3>\n\n\n\n

              Yes, it happens.
              But if they\u2019re still within the inspection window, they get their earnest money back<\/strong>.
              If they\u2019re outside<\/em> of that window and walk for no reason?
              You may get to keep the deposit.<\/strong><\/p>\n\n\n\n

              That\u2019s why deadlines matter. Track them.<\/p>\n\n\n\n

              Should You Agree to Repairs or Offer a Credit?<\/h2>\n\n\n\n

              Depends on:<\/p>\n\n\n\n

                \n
              • The size of the issue<\/li>\n\n\n\n
              • How badly you want to keep the deal alive<\/li>\n\n\n\n
              • Your ability to fix it fast<\/li>\n\n\n\n
              • Whether the buyer\u2019s being reasonable or acting like you tried to sell them a haunted shack<\/li>\n<\/ul>\n\n\n\n

                Pro Tip:<\/strong> Credits are often faster, cleaner, and safer than trying to coordinate repairs before closing.<\/p>\n\n\n\n

                What If They Ask For Everything?<\/h2>\n\n\n\n

                Some buyers (and their agents, if they have one) treat the inspection like a second round of negotiations<\/strong>.
                They\u2019ll send you a grocery list of \u201cconcerns\u201d and demand $8,000 off because the A\/C is older than Taylor Swift.<\/p>\n\n\n\n

                Here\u2019s how to handle that:<\/p>\n\n\n\n

                  \n
                • Stay calm.<\/li>\n\n\n\n
                • Prioritize safety and big-ticket items.<\/li>\n\n\n\n
                • Push back on cosmetic stuff.<\/li>\n\n\n\n
                • Counter. Don\u2019t roll over.<\/li>\n<\/ul>\n\n\n\n

                  They\u2019re testing you. You don\u2019t need to give them everything. You need to find common ground. Especially with a FSBO, buyer’s agents think they can often “intimidate” the seller- firmly and professionally stand your course, but be fair. <\/p>\n\n\n\n

                  The Home Inspection Isn\u2019t the End \u2014 It\u2019s Just a Hurdle<\/h2>\n\n\n\n

                  You\u2019re not failing. You\u2019re not doomed. You\u2019re just in the inspection phase<\/strong> of the real estate rodeo.
                  Take a breath. Take notes. Take action where it makes sense.<\/p>\n\n\n\n

                  And above all, don\u2019t lose your cool<\/strong>.<\/p>\n\n\n\n

                  Smart FSBO sellers:<\/p>\n\n\n\n

                  \u2705 Prepare the house
                  \u2705 Get ahead of small issues
                  \u2705 Use a real contract
                  \u2705 Stay calm during negotiations
                  \u2705 Know when to stand firm
                  \u2705 Keep their eyes on the finish line<\/p>\n\n\n\n

                  You\u2019re not cutting corners. You\u2019re cutting out the middleman \u2014 and doing it right.<\/p>\n\n\n\n

                  Good luck. I am rooting for you. <\/p>\n\n\n\n

                  Rob Urban <\/p>\n\n\n\n

                  <\/p>\n","protected":false},"excerpt":{"rendered":"

                  By Robert Urban, FSBO Veteran, Licensed Negotiation Ninja (Unofficial), and Guy Who\u2019s Definitely Googled \u201cWhat Counts As A Defect?\u201d More Than Once So you\u2019ve made it this far:You listed your home. You dealt with strangers making awkward comments about your backsplash.You got an offer. You signed the contract. And now here comes the home inspection \u2014 the part of the deal that turns grown adults into overcaffeinated worry gremlins. Let me break it to you gently:This is where things can get stupid.Not because your house is falling apart (hopefully), but because buyers suddenly turn into forensic scientists with a flashlight and a measuring tape. But fear not. You’re FSBO. You’re the captain now.And this blog is going to show you how to handle home inspections like a seasoned pro, not a stressed-out amateur with a plunger in one hand and a panic attack in the other. First Things First \u2014 What Is a Home Inspection? A home inspection is the buyer\u2019s chance to: It\u2019s standard. It\u2019s expected. And it\u2019s not personal. Even new houses get flagged for \u201cissues.\u201d (Because home inspectors are paid to find stuff \u2014 not to say \u201clooks great, have a nice life.\u201d) When Does the Inspection Happen? Typically within 5 to 15 days after signing the contract.The exact number is spelled out in your FSBO agreement \u2014 and if it\u2019s not, it should be. \ud83d\udc49 Don\u2019t have a solid FSBO contract? Check out HOYONOW.com for an AS-IS contract. Unless required by law, buyer is responsible for everything. This is great for cash buyers, however many places which now service loans for buyer will not take as is contracts so limiting the market potential when selling. What to Expect During the Inspection The buyer hires the inspector. You don\u2019t get to pick them.They schedule a time (usually 2\u20134 hours).And they show up ready to poke, prod, test, and question everything. They\u2019ll check: Should You Be Home During the Inspection? Short answer: No. Long answer: Please don\u2019t. Why? Because: So here\u2019s what you do: \u2705 Clean up.\u2705 Unlock everything.\u2705 Leave a list of upgrades\/repairs if you want.\u2705 Leave the house. Go have a coffee. Breathe. Before the Inspection: Prep Like a Champ Even if your home is in great shape, make it look like you\u2019ve cared for it. Easy wins that scream \u201cThis house has been loved\u201d: This isn\u2019t about hiding issues \u2014 it\u2019s about removing unnecessary red flags. After the Inspection: The Buyer Will Get a Report (and Possibly a Case of Cold Feet) Home inspection reports are terrifying.They look like a novel written by someone who hates houses. Expect: This is all normal. What matters is how the buyer responds. The Three Possible Outcomes: 1. No Repairs Requested Dream scenario. They read the report, shrug, and move on. Pop a celebratory snack. 2. Minor Repairs or Credit Requested Most common outcome.They say: \u201cHey, the inspector found a few things. We\u2019d like a credit or for you to fix them.\u201d You can: 3. They Freak Out and Cancel the Contract Yes, it happens.But if they\u2019re still within the inspection window, they get their earnest money back.If they\u2019re outside of that window and walk for no reason?You may get to keep the deposit. That\u2019s why deadlines matter. Track them. Should You Agree to Repairs or Offer a Credit? Depends on: Pro Tip: Credits are often faster, cleaner, and safer than trying to coordinate repairs before closing. What If They Ask For Everything? Some buyers (and their agents, if they have one) treat the inspection like a second round of negotiations.They\u2019ll send you a grocery list of \u201cconcerns\u201d and demand $8,000 off because the A\/C is older than Taylor Swift. Here\u2019s how to handle that: They\u2019re testing you. You don\u2019t need to give them everything. You need to find common ground. Especially with a FSBO, buyer’s agents think they can often “intimidate” the seller- firmly and professionally stand your course, but be fair. The Home Inspection Isn\u2019t the End \u2014 It\u2019s Just a Hurdle You\u2019re not failing. You\u2019re not doomed. You\u2019re just in the inspection phase of the real estate rodeo.Take a breath. Take notes. Take action where it makes sense. And above all, don\u2019t lose your cool. Smart FSBO sellers: \u2705 Prepare the house\u2705 Get ahead of small issues\u2705 Use a real contract\u2705 Stay calm during negotiations\u2705 Know when to stand firm\u2705 Keep their eyes on the finish line You\u2019re not cutting corners. You\u2019re cutting out the middleman \u2014 and doing it right. Good luck. I am rooting for you. Rob Urban<\/p>\n","protected":false},"author":5,"featured_media":238,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"site-sidebar-layout":"default","site-content-layout":"","ast-site-content-layout":"","site-content-style":"default","site-sidebar-style":"default","ast-global-header-display":"","ast-banner-title-visibility":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","theme-transparent-header-meta":"","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":"","astra-migrate-meta-layouts":"default","ast-page-background-enabled":"default","ast-page-background-meta":{"desktop":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"ast-content-background-meta":{"desktop":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"footnotes":""},"categories":[9,45,8],"tags":[10,79],"class_list":["post-237","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-fsbo","category-repairs","category-selling-your-house","tag-fsbo","tag-home-inspection"],"_links":{"self":[{"href":"https:\/\/portal.hoyonow.com\/blog\/index.php?rest_route=\/wp\/v2\/posts\/237","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/portal.hoyonow.com\/blog\/index.php?rest_route=\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/portal.hoyonow.com\/blog\/index.php?rest_route=\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/portal.hoyonow.com\/blog\/index.php?rest_route=\/wp\/v2\/users\/5"}],"replies":[{"embeddable":true,"href":"https:\/\/portal.hoyonow.com\/blog\/index.php?rest_route=%2Fwp%2Fv2%2Fcomments&post=237"}],"version-history":[{"count":1,"href":"https:\/\/portal.hoyonow.com\/blog\/index.php?rest_route=\/wp\/v2\/posts\/237\/revisions"}],"predecessor-version":[{"id":239,"href":"https:\/\/portal.hoyonow.com\/blog\/index.php?rest_route=\/wp\/v2\/posts\/237\/revisions\/239"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/portal.hoyonow.com\/blog\/index.php?rest_route=\/wp\/v2\/media\/238"}],"wp:attachment":[{"href":"https:\/\/portal.hoyonow.com\/blog\/index.php?rest_route=%2Fwp%2Fv2%2Fmedia&parent=237"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/portal.hoyonow.com\/blog\/index.php?rest_route=%2Fwp%2Fv2%2Fcategories&post=237"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/portal.hoyonow.com\/blog\/index.php?rest_route=%2Fwp%2Fv2%2Ftags&post=237"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}