What to Expect From Home Inspections and Appraisals as a Seller

Accepting an offer is a big milestone, but it isn't the finish line. Two of the most important steps between contract and closing are the home inspection and the appraisal. Knowing what to expect helps you stay calm, respond quickly, and keep your sale on track.

The Home Inspection

Most buyers hire a professional inspector shortly after their offer is accepted. The inspection period is usually set in the purchase contract, often a week or two.

What Inspectors Look At

Roof, gutters, and drainage
Foundation and structure
Electrical system and panels
Plumbing and water heater
Heating and cooling systems
Windows, doors, attic, insulation, and ventilation
Appliances that stay with the home

Buyers may also order specialized inspections for radon, wood-destroying insects, sewer lines, or well and septic systems on rural properties.

How to Prepare

Make sure the inspector can reach the attic, crawl space, electrical panel, furnace, and water heater
Keep utilities on and pilot lights lit
Replace burned-out bulbs and HVAC filters
Gather receipts and records for recent repairs and maintenance
Plan to be away during the inspection so the buyer can ask questions freely

Handling Repair Requests

After the inspection, the buyer may ask for repairs, a credit at closing, or a price reduction. Every inspection finds something, so don't be alarmed by a long report. Focus on safety, structural, and major system issues rather than minor wear. You can agree, counter, or decline, and your agent will help you respond in a way that keeps the deal moving. A credit is often simpler than coordinating repairs before closing.

Missouri sellers commonly complete a seller's disclosure statement. Being honest and thorough about known issues up front reduces surprises and builds trust with buyers.

The Appraisal

If the buyer is using a mortgage, the lender will order an appraisal to confirm the home is worth at least the loan amount. A licensed appraiser reviews the home's size, condition, features, and recent comparable sales to determine market value.

How to Prepare

Keep the home clean and accessible, just as you would for a showing
Share a list of upgrades and improvements with dates and costs through your agent
Make sure the appraiser can access every room and outbuilding

What Happens If the Appraisal Comes in Low?

A low appraisal doesn't have to end the sale. Common solutions include:

Reducing the price to the appraised value
The buyer covering some or all of the difference in cash
Meeting in the middle
Requesting a reconsideration of value if relevant sales were missed

Pricing your home accurately from the start is the best way to avoid appraisal problems. Read how agents price homes to learn more.

Plan for the Unexpected

Repair credits and price adjustments reduce your net proceeds, so it's smart to plan for them. Use our seller net sheet calculator to see how different scenarios affect your bottom line.

Talk With a Local Agent About Selling

Get a free market analysis from a local agent who knows your neighborhood - not just an online estimate. Tell us about your property and we will get back to you within one business day.

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