"Should I be worried about the home inspection?" This is THE question that keeps sellers up at night after accepting an offer. Will they find something major? Will the buyer walk away? Will I have to make expensive repairs?

Inspection day doesn't have to be stressful when you know what to expect. After helping hundreds of sellers navigate inspections in both Xenia and Yellow Springs, I've learned that preparation beats panic every time.

What Is a Home Inspection?

A home inspection is a thorough examination of your property's condition, typically conducted by a licensed inspector hired by the buyer. The inspector examines the home's major systems and components, then provides a detailed report documenting their findings.

Most purchase contracts include an inspection contingency, which gives the buyer the right to:

• Have the home professionally inspected
• Request repairs based on inspection findings
• Renegotiate the price
• Cancel the contract if significant issues are discovered

In Ohio, buyers typically have 7-14 days after contract acceptance to complete their inspection and make repair requests.

What Do Home Inspectors Actually Look For?

Inspectors examine these major areas:

Structural Components:

• Foundation (cracks, settling, water intrusion)
• Roof condition and estimated remaining life
• Walls, floors, and ceilings
• Windows and doors

Major Systems:

• HVAC system operation and age
• Plumbing (leaks, water pressure, drain function)
• Electrical system (panel capacity, wiring, outlets)
• Water heater age and condition

Safety Issues:

• Carbon monoxide and smoke detectors
• Handrails and guardrails
• GFCI outlets in bathrooms and kitchens
• Proper venting for appliances

Additional Items:

• Attic insulation and ventilation
• Basement or crawl space moisture
• Grading and drainage around the home
• Gutters and downspouts

Understanding Inspection Reports

A typical inspection report is 20-50 pages long and includes:

• Photos documenting issues
• Descriptions of problems found
• Recommendations for repairs or further evaluation
• Safety concerns highlighted separately

Important distinction: Not everything in an inspection report requires action. Inspectors note:

• Major issues requiring immediate repair
• Safety hazards that should be addressed
• Maintenance items (normal wear and tear)
• Informational notes about how systems work

Buyers cannot demand repairs for every item listed. The inspection contingency typically covers "material defects"—significant problems that affect the home's safety, structure, or value. Material defects have specific legal definitions in Ohio; consult your agent for details relevant to your situation.

Common Inspection Findings in Our Area

Based on my experience with local properties:

Xenia homes frequently show:

• Older HVAC systems (15+ years)
• Basement moisture or foundation cracks
• Outdated electrical systems
• Roof wear on older homes

Yellow Springs properties often have:

• Older well and septic systems
• Unique structural features in historic homes
• Wood-burning stove or fireplace issues
• Grading and drainage concerns

Most of these are normal for our area and don't typically derail sales when handled properly.

How to Handle Repair Requests

After the inspection, buyers typically submit a repair request or inspection resolution. Here's how to approach it:

Step 1: Review the Request Carefully

Work with your agent to categorize requests:

• Safety issues (should usually be addressed)
• Major system failures (negotiable)
• Minor repairs (often rejected)
• Maintenance items (typically not the seller's responsibility)

Step 2: Consider Your Options

You can:

• Make all requested repairs (rarely necessary)
• Make some repairs (most common approach)
• Offer a credit instead of making repairs
• Reduce the sale price
• Decline all requests (risky but sometimes appropriate)
• Provide a combination (fix some, credit some, decline others)

Step 3: Respond Strategically

Your response should consider:

• Market conditions: In a seller's market, you have more negotiating power
• Property price: Higher-priced homes often come with higher repair expectations
• Issue severity: Safety hazards should generally be addressed
• Your timeline: Do you need this sale to close quickly?
• Buyer's commitment: Are they genuinely concerned or trying to renegotiate?

When to Negotiate vs. When to Stand Firm

Consider negotiating when:

• The issue is a legitimate safety hazard
• A major system is failing or near the end of its life
• The problem wasn't disclosed and the buyer couldn't have known
• The repair cost is reasonable relative to the sale price
• You want to maintain good faith and close the deal

Stand firm when:

• Requests are unreasonable or excessive
• Items are cosmetic or preference-based
• Issues are normal wear and tear for the home's age
• Problems were already disclosed
• Buyer is asking you to upgrade rather than repair
• The home was priced considering its condition

How to Prepare Your Home for Inspection

Before the Inspection:

• Ensure utilities are on and accessible
• Clear access to attic, basement, and crawl spaces
• Make sure the inspector can reach the electrical panel, water heater, and HVAC
• Fix obvious issues (leaking faucets, loose handrails)
• Replace burned-out light bulbs
• Clean or replace HVAC filters
• Test smoke and carbon monoxide detectors

During the Inspection:

• Leave the property (buyers and inspectors prefer privacy)
• Take pets with you
• Leave the home clean and uncluttered
• Provide documentation of recent repairs or system maintenance

After the Inspection:

• Don't panic when you see the report length
• Review it carefully with your agent
• Focus on significant issues, not minor items
• Respond professionally and promptly

Working with Licensed Contractors

If you agree to make repairs:

• Use licensed, insured contractors (buyers often require this)
• Get written estimates before agreeing to work
• Keep all receipts and warranties
• Have work inspected if required by the agreement
• Provide documentation to the buyer at closing

Don't hire "your buddy" who'll do it cheap. Buyers want professional repairs with warranties.

The Pre-Listing Inspection Option

Some sellers choose to have a pre-listing inspection before putting their home on the market. Benefits include:

• Identify and fix issues on your timeline
• Reduce negotiation surprises
• Show buyers you're transparent
• Potentially speed up the sale process

However, in Ohio you must disclose the pre-listing inspection results even if they reveal problems. Discuss this strategy with your agent.

Special Considerations for Investment Properties

If you're selling a rental property in Xenia (like I've done), inspections often reveal:

• More wear and tear than owner-occupied homes
• Deferred maintenance issues
• Tenant-caused damage

Price your investment property accordingly and be prepared for more extensive repair requests.

What Happens If You Can't Reach an Agreement?

If negotiations fail:

• The buyer may exercise their inspection contingency and cancel
• You keep their earnest money only if they cancel outside the contingency period
• Your home goes back on the market
• You must disclose inspection findings to future buyers in Ohio

This is why most sellers and buyers find middle ground rather than walking away.

Tips for a Smooth Inspection Process

• Respond promptly to repair requests (typically within 2-3 days)
• Be reasonable in your negotiations
• Prioritize safety issues over cosmetic concerns
• Provide documentation for past repairs and maintenance
• Stay calm and trust your agent's guidance
• Focus on major issues, not every minor item
• Consider the buyer's perspective while protecting your interests