The Pre-Listing Home Maintenance Checklist
Quick Answer
The worst time to discover your chimney is missing mortar is when the buyer's inspector hands you a 40-page report demanding a $2,000 credit three days before closing.
Find the Rot Before They Do
A licensed home inspector is paid $450 to walk your home and find every single flaw. If you have owned the home for ten years, you have become "house-blind" to the peeling paint, the sticky door, and the water stain on the ceiling. You must walk your own home like an adversarial inspector.
The Exterior Envelope Audit
- The Gutters: Are they overflowing with leaves? Are the downspout extensions securely attached and routing water at least 6 feet away from the foundation? If not, the inspector will note "potential foundation water intrusion."
- The Roof Penetrations: Grab binoculars and look at the rubber "boot" around the plumbing vent pipe on your roof. If it is cracked from sun exposure, it will leak into the attic during the next rainstorm. Replacing a $15 boot takes 10 minutes but saves a $500 inspection credit.
- The Wood Rot: Take a screwdriver and poke the bottom corners of your exterior wood door frames and window sills. If the wood gives way easily, it is dry rot. Dig out the rot, fill it with Bondo (epoxy wood filler), sand it flush, and paint it.
The Mechanicals and Plumbing
The most common inspection failure in older Des Moines homes is outdated or dangerous plumbing and electrical work.
The Electrical Panel
Open your breaker box. Are any of the protective metal "knockout" plates missing, exposing the live bus bar inside? If so, buy a 50-cent plastic filler plate from Menards and snap it in. An inspector will instantly fail an open knockout as an electrocution hazard.
The HVAC Filter
A classic inspector trick is to pull out the furnace filter. If it is caked in an inch of black dust, they will write in their report: "HVAC system shows signs of severe neglect; recommend comprehensive servicing by a licensed HVAC tech." Buy a clean $15 filter.
The Sinks and Toilets
Fill every sink basin to the top and pull the stopper. Does it drain quickly? Look under the sink with a flashlight—is there a drip from the P-trap? Straddle the toilet and try to rock it side-to-side. If it moves, the wax ring seal is broken and must be replaced.
The GFCI Outlets
Every outlet within 6 feet of a water source (kitchen, bath, garage, exterior) MUST have a GFCI "Test/Reset" button. If they don't, you must hire an electrician to install them before an FHA buyer can close on the home.
The Pre-Listing Inspection Strategy
If your home is over 30 years old, the smartest strategy is to pay $400 for your own "pre-listing inspection" before you put the house on the market. By discovering the hidden foundation crack or the dying water heater early, you control the narrative. You can hire a contractor to fix the issue on your own timeline for $500, rather than the buyer demanding a frantic $2,000 credit at the closing table when you have zero leverage.