By Robert Urban, FSBO Veteran, Licensed Negotiation Ninja (Unofficial), and Guy Who’s Definitely Googled “What Counts As A Defect?” More Than Once
So you’ve 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 — 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 — What Is a Home Inspection?
A home inspection is the buyer’s chance to:
- Confirm the home doesn’t have hidden disasters (like black mold or a family of raccoons in the attic).
- Use the findings to potentially negotiate repairs or credits.
- Feel like they’re doing their due diligence and not just tossing money into a mystery box labeled “Fixer Upper.”
It’s standard. It’s expected. And it’s not personal.
Even new houses get flagged for “issues.” (Because home inspectors are paid to find stuff — not to say “looks great, have a nice life.”)
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 — and if it’s not, it should be.
👉 Don’t 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’t get to pick them.
They schedule a time (usually 2–4 hours).
And they show up ready to poke, prod, test, and question everything.
They’ll check:
- Roof
- HVAC
- Plumbing
- Electrical
- Attic
- Foundation
- Appliances
- Windows/doors
- Outlets
- Water pressure
- Basically… everything that can squeak, leak, creak, or shock you
Should You Be Home During the Inspection?
Short answer: No.
Long answer: Please don’t.
Why? Because:
- It makes buyers uncomfortable.
- You’ll want to argue with the inspector (you shouldn’t).
- You’ll hear them say dumb things and want to scream (“Is that crack structural?” No, Dave, it’s a hairline. Chill.)
- Your presence = awkward energy = fewer good vibes = possibly a more defensive buyer
So here’s what you do:
✅ Clean up.
✅ Unlock everything.
✅ Leave a list of upgrades/repairs if you want.
✅ 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’ve cared for it.
Easy wins that scream “This house has been loved”:
- Replace dead light bulbs
- Change HVAC filters
- Tighten loose knobs/handles
- Clean gutters
- Clear space around the A/C unit, water heater, and electrical panel
- Label quirky things (“this switch controls the outside light”)
- Leave keys for anything that’s locked (shed, attic access, etc.)
This isn’t about hiding issues — it’s 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:
- 50 pages of minor details
- Lots of “recommend further evaluation” language
- Multiple warnings about GFCI outlets
- And possibly, a dramatic photo of a dirty air vent
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: “Hey, the inspector found a few things. We’d like a credit or for you to fix them.”
You can:
- Agree to do the repairs
- Offer a closing cost credit
- Say no (and let them decide if they still want the house)
3. They Freak Out and Cancel the Contract
Yes, it happens.
But if they’re still within the inspection window, they get their earnest money back.
If they’re outside of that window and walk for no reason?
You may get to keep the deposit.
That’s why deadlines matter. Track them.
Should You Agree to Repairs or Offer a Credit?
Depends on:
- The size of the issue
- How badly you want to keep the deal alive
- Your ability to fix it fast
- Whether the buyer’s being reasonable or acting like you tried to sell them a haunted shack
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’ll send you a grocery list of “concerns” and demand $8,000 off because the A/C is older than Taylor Swift.
Here’s how to handle that:
- Stay calm.
- Prioritize safety and big-ticket items.
- Push back on cosmetic stuff.
- Counter. Don’t roll over.
They’re testing you. You don’t 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’t the End — It’s Just a Hurdle
You’re not failing. You’re not doomed. You’re 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’t lose your cool.
Smart FSBO sellers:
✅ Prepare the house
✅ Get ahead of small issues
✅ Use a real contract
✅ Stay calm during negotiations
✅ Know when to stand firm
✅ Keep their eyes on the finish line
You’re not cutting corners. You’re cutting out the middleman — and doing it right.
Good luck. I am rooting for you.
Rob Urban