Selling This Fall? Fix These 15 Things Before the Home Inspector Finds Them
A Home Inspector’s Pre-Listing Cheat Sheet
The Midwest Homeowner Survival Guide: Summer → Fall — Part 5
You don't need a $30,000 kitchen remodel before selling your house.
You might need a $7 furnace filter.
That's not nearly as exciting.
Nobody posts before-and-after pictures of their new furnace filter on Instagram.
There's no HGTV show called Extreme GFCI Makeover.
But after inspecting hundreds of homes throughout my career, I can tell you that inspection reports aren't filled exclusively with dramatic foundation failures, collapsing roofs and haunted electrical panels.
They're often filled with boring little things.
A loose toilet.
A dripping faucet.
A missing outlet cover.
A railing that moves.
A downspout dumping water beside the foundation.
A furnace filter that looks like it filtered air during the Reagan administration.
Individually, these may not seem like much.
But when a buyer opens a home inspection report and sees page after page of small defects, something happens.
They start wondering:
"If these little things weren't maintained... what else wasn't maintained?"
That's why Part 5—the finale of our Midwest Homeowner Survival Guide: Summer → Fall—is for homeowners getting ready to sell.
This isn't a remodeling guide.
It's not a list of upgrades.
And I'm definitely not going to tell you to install quartz countertops because TikTok says your granite is emotionally outdated.
This is a home inspector's pre-listing cheat sheet.
Here are 15 boring things I'd check before putting your Illinois home on the market.
1. 🚽 The Loose Toilet
Sit on the toilet.
No, seriously.
Does it move?
Rock?
Shift?
A toilet should be securely attached.
Movement can compromise the seal and potentially contribute to leakage or damage around the fixture.
It's also something an inspector can notice almost immediately.
Midwest Inspector Translation:
Your toilet shouldn't have suspension.
2. ⚡ Missing or Non-Functional GFCI Protection
This is one I've encountered constantly throughout my inspection career.
Before Midwest Inspect, I worked as a residential home inspector for a large rental-home company and inspected hundreds of homes.
GFCI-related defects were everywhere.
Missing protection.
Receptacles that wouldn't trip.
Receptacles that wouldn't reset.
Questionable wiring.
Older installations in areas where electrical equipment and moisture coexist.
GFCI protection may be required in various locations depending on the installation and applicable standards, commonly including areas such as:
bathrooms
kitchens
garages
basements
laundry areas
exterior receptacles
Don't randomly replace electrical devices if you don't know what you're doing.
Have questionable electrical conditions evaluated and corrected by a qualified electrician.
Midwest Inspector Translation:
Electricity and water have a terrible relationship.
The GFCI is the responsible adult in the room.
3. 🌬 The Filthy Furnace Filter
This may be the easiest item on this entire list.
Check the filter.
If it's dirty, replace it with the proper size and type for the equipment.
A heavily loaded filter can restrict airflow and may make the HVAC system work harder.
And there's another reason sellers should care.
When I pull out a furnace filter during an inspection and it looks like it has been collecting dust since the invention of Wi-Fi, it creates an impression.
Fair or not, buyers may start wondering about the maintenance history of the rest of the equipment.
Midwest Inspector Translation:
Spend the seven bucks.
4. 🚰 Dripping Faucets & Plumbing Leaks
That little drip you've learned to ignore?
The inspector hasn't.
Check:
kitchen faucets
bathroom faucets
supply valves
exposed plumbing
underneath sinks
around toilets
exterior hose bibs
Look for active dripping, staining, corrosion or moisture.
Small plumbing leaks can also damage cabinets and other materials over time.
Midwest Inspector Translation:
If you've strategically positioned a cereal bowl underneath the plumbing...
You already know there's a problem.
5. 🌳 Vegetation Touching the House
That shrub was adorable when you planted it.
Now it's attempting to enter the dining room.
Trim vegetation away from:
siding
windows
roof surfaces
exterior equipment
utility components
Vegetation against a structure can retain moisture, conceal deterioration and make areas difficult to inspect.
Tree limbs contacting roofing can also damage shingles over time.
Midwest Inspector Translation:
Your landscaping should frame the house.
It should not consume it.
6. 💧 Short or Missing Downspout Extensions
This one drives me crazy because it's often such a simple water-management improvement.
Your gutter collects runoff from a huge portion of the roof.
The downspout carries all that water down...
And then dumps it directly beside the foundation.
You've successfully moved the water approximately eight feet vertically and almost nowhere horizontally.
Check that downspouts discharge appropriately away from the structure based on your property's grading and drainage conditions.
Also look for:
disconnected downspouts
damaged sections
erosion
standing water
crushed extensions
Midwest Inspector Translation:
The downspout's job isn't over when the water reaches the ground.
7. 🪵 Loose Railings & Handrails
Grab your railings.
Give them a reasonable shake.
Do they move?
Deck guards, porch railings and handrails are safety components—not decorative suggestions.
Pay particular attention to:
loose posts
damaged connections
deteriorated wood
missing or loose handrails
unstable sections
This is especially worth addressing before listing because it's the type of defect that can immediately raise a safety concern.
Midwest Inspector Translation:
If Grandma grabs the railing, Grandma should not become part of the railing.
8. 🪟 Damaged Window Screens
Will a torn screen destroy the house?
No.
Will I probably notice it?
Yes.
This is exactly the type of inexpensive, boring repair sellers often overlook.
Check for:
torn screens
missing screens
bent frames
damaged hardware
Small repairs like this make the property feel better maintained.
And that matters.
9. 🔌 Missing Outlet & Switch Covers
Another inexpensive one.
Walk through every room and look at the outlets and switches.
Missing or damaged covers can expose energized components and create a safety concern.
This isn't the place for decorative creativity.
Install the proper cover.
Midwest Inspector Translation:
Electrical components should not be playing peekaboo.
10. 🛁 Deteriorated Caulk
But Please Don't Caulk Everything
Look around:
tubs
showers
sinks
backsplashes
exterior penetrations
windows and doors where sealant is appropriate
Cracked, missing or deteriorated sealant can allow moisture into places it doesn't belong.
But here's the important part:
Caulk is not a universal building material.
I have inspected some truly ambitious caulking projects.
Rotten wood?
Caulk.
Loose flashing?
Caulk.
Crack?
Caulk.
Mystery hole?
Seventeen tubes of caulk.
If the underlying material is deteriorated, repair the actual problem.
Midwest Inspector Translation:
If you're using caulk structurally, we've taken a wrong turn.
11. 🚿 Slow Drains
Run the water.
Does the sink drain normally?
Does the tub take forever?
Does water start accumulating during a normal shower?
Slow drainage may be something simple, but it's worth addressing before buyers arrive.
Check:
sinks
tubs
showers
And don't assume a bottle of aggressive drain cleaner is automatically the answer.
Persistent drainage issues may need professional evaluation.
Midwest Inspector Translation:
Your sink shouldn't finish draining sometime after the closing.
12. 💡 Burned-Out Light Bulbs
This sounds ridiculous.
Until you understand how an inspection works.
I flip a switch.
Nothing happens.
Now I have a question:
Is the bulb burned out?
Or:
Does the fixture not work?
The inspector isn't going to start performing electrical repairs to determine which one it is.
Replace burned-out bulbs before the inspection.
Make sure accessible fixtures have working bulbs.
This makes the home easier to inspect and eliminates unnecessary uncertainty.
Midwest Inspector Translation:
Don't make a $3 light bulb look like an electrical problem.
13. 🌧 Damaged or Clogged Gutters
Fall sellers, this one's especially important.
We're entering leaf season.
Check gutters and downspouts for:
debris
loose sections
damage
improper slope
disconnected downspouts
visible overflow areas
Gutters are part of the home's water-management system.
When they fail, water can end up where you don't want it:
Near siding.
Around fascia.
Beside the foundation.
Eventually possibly inside the house.
Midwest Inspector Translation:
Your gutters aren't decorative roof trim.
They have a job.
14. 🚶 Minor Trip Hazards
Walk the property like you've never been there before.
Because you've learned where all the weird spots are.
Buyers haven't.
Look at:
sidewalks
driveways
patios
steps
porches
deck boards
Settlement, heaving and damaged walking surfaces can create trip hazards.
Not every crack needs to trigger a concrete replacement project.
But obvious hazards deserve attention.
Midwest Inspector Translation:
If you've spent six years telling guests:
"Watch that one step."
Maybe fix the step.
15. 🚪 Give the Home Inspector Access
Seriously. This One Is Free.
You want a smoother inspection?
Let me inspect the house.
Clear access around:
electrical panels
furnaces
water heaters
sump pumps
attic access points
crawlspace entrances
plumbing shutoffs
HVAC equipment
I can't safely inspect components buried behind:
Christmas decorations.
Storage totes.
Furniture.
A treadmill.
Six Costco boxes.
And the artificial Christmas tree you swore you'd organize last January.
Don't remove electrical panel covers or move dangerous equipment yourself.
Just provide reasonable working space and access.
Midwest Inspector Translation:
If reaching the electrical panel requires an episode of American Ninja Warrior, we have a problem.
🚨 And While You're At It: Test Your Smoke & Carbon Monoxide Alarms
I'm sneaking in number 16.
Test the alarms.
Replace batteries when appropriate.
Check alarm age and replacement guidance from the manufacturer.
Make sure alarms haven't been removed because:
"It kept beeping."
That beeping was probably trying to tell you something.
Life-safety devices deserve more attention than whether the kitchen faucet matches the cabinet hardware.
Don't Hide Defects. Fix Them.
This may be the most important part of this entire article.
If you know there's a problem...
Don't try to hide it from the buyer or inspector.
Fresh paint over a water stain isn't a repair.
Caulk over deteriorated wood isn't a repair.
A strategically placed storage tote isn't a repair.
And putting a couch in front of something does not cause the home inspector to forget that walls exist.
Fix the underlying problem when appropriate.
And for defects requiring specialized knowledge—electrical, HVAC, structural, roofing, plumbing—use the appropriate qualified professional.
Good repairs help everyone.
Cosmetic camouflage usually just creates more questions.
🏡 Sellers: Stop Trying to Make the House Perfect
Here's where sellers sometimes go wrong.
They think preparing for a home inspection means making the house flawless.
It doesn't.
Homes aren't flawless.
New homes have defects.
Old homes have defects.
My house has defects.
Your Realtor's house has defects.
If houses were perfect, I'd have made a terrible career choice.
The goal is not to produce an empty inspection report.
The goal is to take care of the obvious maintenance and safety issues you already know about before someone else points them out.
💰 Spend Money Where It Actually Matters
Before listing, homeowners sometimes immediately think:
New countertops.
New flooring.
New appliances.
New bathroom vanity.
New light fixtures.
Those things may affect presentation, but don't forget the boring stuff.
If I had a limited pre-listing maintenance budget, I'd be thinking about things like:
Water management.
Electrical safety.
Plumbing leaks.
HVAC maintenance.
Loose railings.
Exterior deterioration.
Basic safety items.
A gorgeous kitchen doesn't make the dripping pipe underneath the sink disappear.
🏠 Realtors: Feel Free to Send This to Your Sellers
One of the easiest ways to reduce inspection-day stress is simply helping sellers understand what an inspector is actually looking for.
Not perfection.
Not decorating.
Not whether the couch matches the rug.
We're looking at the visible and accessible components and systems of the home and documenting their condition at the time of inspection within the scope of the inspection.
A little preparation can mean:
fewer minor findings
easier access
fewer unnecessary questions
less inspection-day frustration
a better-informed seller
And most importantly:
Fewer surprises.
That's good for the seller.
That's good for the buyer.
And that's good for the Realtor trying to keep everybody from spontaneously combusting three days before closing.
What About a Pre-Listing Home Inspection?
There's another option sellers sometimes overlook:
Have the home inspected before you list it.
A pre-listing inspection can give a seller an opportunity to learn about visible defects before a buyer's inspector does.
That doesn't mean fixing everything.
It means having information.
You can discuss findings with your Realtor, decide which repairs make sense, bring in specialists where needed and approach the listing with fewer unknowns.
I'd much rather discover a problem when there's time to evaluate it than when everybody is working against an inspection contingency deadline.
Your 30-Minute Seller Walkthrough
Before your house goes on the market, walk through it like you don't own it.
Because familiarity makes homeowners blind to little problems.
You've walked past that loose railing 900 times.
You know the bathroom faucet drips.
You know the basement light doesn't work.
You know which outlet is missing a cover.
You know the downspout falls off every time it rains.
You've simply stopped noticing.
A buyer hasn't.
And neither has the inspector.
Walk slowly.
Open doors.
Run faucets.
Flush toilets.
Turn on lights.
Look underneath sinks.
Check the basement.
Walk around the exterior.
Grab the railings.
Look at the gutters.
Check the downspouts.
Then ask yourself:
"If I were buying this house tomorrow, what would I want fixed?"
That's a pretty good place to start.
Final Thoughts
If you're selling your home this fall, you don't need to panic.
And you don't need to remodel the entire house because somebody on the internet said buyers hate your backsplash.
Take care of the boring stuff.
Replace the filter.
Fix the drip.
Secure the railing.
Clean the gutters.
Address the drainage.
Replace the missing outlet cover.
Trim the vegetation.
Make the equipment accessible.
And if you know about a legitimate defect?
Don't hide it. Fix it.
Because a good home inspection isn't about destroying a real estate transaction.
It's about giving the buyer useful information about the home they're purchasing.
And a seller who takes care of their house before the FOR SALE sign goes into the yard is putting themselves in a much better position for inspection day.
Sometimes the best pre-listing improvement isn't a $30,000 kitchen.
Sometimes...
it's a $7 furnace filter.
🍂 The Midwest Homeowner Survival Guide: Summer → Fall
That's a wrap on our five-part series.
We started by looking at what summer did to your house.
We inspected exterior problems before Fall could hide them.
We followed the water and read the receipts your basement collected all summer.
We prepared the furnace and safety systems for heating season.
And finally, we prepared sellers for one of the most important days of a real estate transaction:
Inspection day.
Different topics.
Same message:
Your house usually gives you clues before small problems become expensive ones.
You just have to pay attention.
Inspect Today. Protect Tomorrow.
— Sean Evans, CPI
Founder of Midwest Inspect
Serving Northern Illinois & Southern Wisconsin with professional home inspections designed to help buyers, sellers, and homeowners make informed decisions. Schedule your inspection today at MidwestInspect.com
Comments