This week I spent some time educating one of my clients about the way that home inspections are handled in Northern Virginia. They are handled differently than her past experience in other states, so I thought it might be worth explaining what a seller should expect, so that
others know when they go to sell their Northern Virginia home.
Most Northern Virginia contracts include a Home Inspection Contingency. This contingency allows the buyer to hire an inspector to provide them with an objective, 3rd person opinion of the condition of the home.
It is customary for the inspection to take place without the seller present. The Buyer, the Buyer's Agent and the home inspector are generally the only ones present for the inspection.
The intent of the inspection is not to create a laundry list of obligations that the seller must fix. True, such a list is often generated, but it is really the result of the inspection, not necessarily the intent of the inspection. Think of it like the inspection you would get done before buying a used car. Yes, things might require fixing, but you really want to know what the overall condition of the vehicle is at this point in time.
It is also a time for the buyer to begin taking ownership of the house. Sometimes this doesn't happen and they walk away (but better now than later). They spend some informal time in the house. They might begin thinking about furniture placement or enhancements. With the seller out of the picture, they might start to think about how they will make the home their own.
In any case, the seller is not present at the inspection. The buyer has an opportunity to talk frankly with their inspector and really get an understanding of the property condition. If the seller were present, these conversations might not be as open and honest. Further, if the seller was there, the seller might participate and modify the outcome--both in a positive and a potentially negative, way.
Once an inspection is completed, the buyer gets a report of the condition of the house. As they review this report, they know that they will be asked to remove the home inspection contingency that was likely included in their contract. Usually, as a condition of removing the home inspection contingency, they ask the seller to make some repairs. These repairs will vary depending on the buyer, the seller, and the condition of the home. These repairs remain negotiable until the seller signs the document removing the contingency.
As a seller, you should approach this process without any preconceived ideas about the outcome. It is almost impossible that your home will be in perfect condition. Be open to the buyer's request/response and willing to consider the things that they might request. Of course, you can always turn them down or offer something different. Sometimes, although it does not happen often, the buyer will accept the condition of the home and no specific repair requests are made.
The Home Inspection is one more step in the process of getting the contract from contingent to non-contingent status. Understanding how the home inspection will work can keep this from being an unnecessarily stressful step.
If you like what you've read, please consider subscribing to my blog: 

I believe that buying or selling real estate should be a GREAT EXPERIENCE. If I can help you, your friends or family buy or sell their next home in Northern Virginia, please let me know!
If you need help with a home outside of Northern Virginia, I have an extensive network of referral agents and will make sure you are working with the best!
The contents of this blog may not be copied or reproduced without the permission of Holly Weatherwax.