Inspection Insanity—How to Prep for the Picky Mid-Range Buyer

🧪 Inspection Is Not Optional

Think inspections are just a formality? Think again. Mid-range buyers are more educated than ever. They’ll bring in inspectors who use drones, moisture meters, and possibly a lie detector for your furnace.

A few loose shingles or a dripping faucet might seem minor to you—but to a buyer, they’re red flags flapping in the wind.

🛠️ Pre-Inspection: Your Secret Weapon

Want to win this game before kickoff? Hire your own inspector first.

Yes, it costs a few hundred bucks.

No, it won’t feel fun.

But it gives you a punch list of everything the buyer’s inspector will call out. Fix the cheap stuff in advance:

• GFCI outlets

• Furnace filters

• Caulking

• Loose handrails

Each fix reduces the buyer's ammunition during negotiations.

🚩 What Buyers Will Flag (Even If You Don’t)

• Roof age: “It’s only 17 years old!” = time to start budgeting.

• HVAC system: If it makes more noise than your teenager’s playlist, it’s a problem.

• Basement moisture: Northeast Ohio basements are like moody artists—sometimes they leak.

💰 What’s Really at Stake

Inspection repair requests are the #1 cause of post-contract drama.

Avoid the headache, avoid the price reduction, and avoid your buyer ghosting you because of a cracked sump pump cover.

You’re selling a $500K+ property—treat the inspection like a second first impression.