10 Ways to Prepare for Inspection
Simple steps to help your home inspection go smoothly
A home inspection doesn't have to be stressful. Most of these items take just a few minutes but can prevent unnecessary red flags, delays, or re-inspections. Complete this list before your inspection date.
Turn On Utilities
Confirm that the gas, water, and electricity are turned on and that the gas pilot lights are burning.
Trim Back Vegetation
Trim tree limbs back from the roof and shrubs away from the house to allow the inspector clear access.
Replace Burned Out Bulbs
Replace all burned out light bulbs throughout the home. A non-working light can be flagged as an electrical issue.
Provide Access
Unlock or remove locks from any items the inspector must access — fence gates, attic access hatches, electrical service panels, special closets, and crawl space access for pier-and-beam homes. Remove items that block access to electrical panels, HVAC equipment, and water heaters.
Clean or Replace HVAC Filters
Clean or replace dirty HVAC air filters and verify that the filters fit properly and are secured in place.
Test Safety Detectors
Test all smoke and carbon monoxide detectors. Replace the batteries if necessary.
Clear the Foundation
Move wood, stored items, or debris away from the foundation walls so the inspector can examine them.
Clear the Garage
Remove autos from the garage to give the inspector full access to the space, electrical panel, and water heater.
Fix Small Issues
Repair or replace broken, damaged, or missing items such as doorknobs, door stops, locks and latches, window locks, glass, and window screens.
Clean the Fireplace
Clean ashes from the fireplace and remove items from the fireplace frontal areas.
Understanding the Inspection Process
In Texas, the buyer typically hires a licensed home inspector during the option period — the negotiated window of time after the contract is executed when the buyer can terminate for any reason. The inspection is one of the most critical stages of a home sale, and it is where many transactions encounter friction if the seller is not prepared.
A typical home inspection in the New Braunfels area takes two to four hours and covers the structural components, roofing, electrical systems, plumbing, HVAC, appliances, and more. The inspector will produce a detailed report documenting any issues found, along with photos and recommendations. Buyers and their agents use this report to request repairs or negotiate credits.
Here is the key point: many inspection findings are minor and easily preventable. A burned-out light bulb can be flagged as an electrical concern. A dirty HVAC filter can raise questions about system maintenance. An inaccessible attic hatch can delay the inspection entirely. By completing the ten steps listed above, you are eliminating the low-hanging fruit that clutters inspection reports and creates unnecessary anxiety for buyers.
It is also worth understanding what inspectors cannot flag. They report on the current condition of systems and components — they do not assess cosmetic issues, evaluate design choices, or predict future failures. Their job is to give the buyer an honest assessment of the home's physical condition at the time of inspection. The better that condition is, the smoother your transaction will be.
One final recommendation: if your home has a septic system, a well, or is located in a flood zone, additional inspections or certifications may be required. Homes in the Hill Country with well water often need a water quality test. Septic systems should be pumped and inspected ahead of time if it has been more than three years since the last service. I can advise you on what applies to your specific property.
I'll guide you through the entire inspection process and help you prepare ahead of time so there are no surprises.
Get In TouchFrequently Asked Questions About Home Inspections
Should the seller be present during the home inspection?
No. It is standard practice for the seller to leave the home during the inspection. The buyer, their agent, and the inspector need to move freely through the property. Being present can make the situation uncomfortable and may give the impression that you are trying to influence the outcome. Plan to be away for three to four hours on inspection day.
What happens if the inspection reveals problems?
The buyer will typically submit a repair request or amendment during the option period. Common requests include electrical issues, plumbing leaks, roof concerns, and HVAC problems. As your agent, I will review the request with you and advise on what is reasonable to address versus what falls within normal wear and tear. Many repair negotiations are resolved with a combination of completed repairs and closing cost credits.
Should I get a pre-listing inspection?
A pre-listing inspection can be valuable, especially for older homes or properties that have not been updated recently. It gives you the opportunity to address issues on your own terms and timeline, rather than being caught off guard during the buyer's inspection. It also signals to buyers that you are a proactive, transparent seller — which builds confidence and can reduce negotiation friction.