What Happens at the Home Inspection When I Sell My House in Lodi?

After you accept an offer, the buyer has an inspection period, typically about 17 days, to have your home inspected. When the reports are in, the buyer may ask for repairs, a credit or a lower price, and you decide how to answer, with your agent beside you.

Audrey Schmierer is a REALTOR® with Keller Williams Central Valley in Lodi, CA, helping first-time buyers and downsizers buy and sell with confidence. I'm Audrey Schmierer, and I've lived in Lodi my whole life.

Picture it. You've accepted an offer on the home you've loved for years, and the finish line is in sight. The inspection is simply the buyer getting to know your home the way you already do.

The home inspector goes through your home top to bottom: the roof, the foundation, the plumbing, the electrical and more. When I represent buyers, I always recommend at least three inspections, so expect these:

• A home inspection, the full top-to-bottom look.
• A termite inspection.
• A roof inspection.

If your home has a pool or a chimney, the buyer may have those inspected too.

A home you've lived in for decades will show its years here and there. That's normal.

Depending on what's found, the buyer can ask for one of three things:

• Repairs. You fix certain items before closing.
• A credit. Money toward the buyer's costs at closing, so they can handle the work after they move in.
• A lower price.

Which makes sense depends on the situation. Your answer is always your choice, and I'll walk you through what each option means for your sale and your move.

1. Share your home's story early. At our first kitchen-table talk, tell me about the updates you've made over the years, like a newer roof. My dad was a local contractor, so I notice the things that move a price and the things buyers will ask about.

2. The buyer's inspections happen. I keep you posted, so you always know where things stand.

3. We read the request together. If the buyer asks for something, we go through it line by line and decide how you'd like to answer.

4. Agreed work gets done. If you agree to repairs, they're finished before closing.

5. The final walk-through. Before closing, the buyer walks the home to make sure everything agreed on is done and the home is in the same condition it was in when they made their offer. Then comes keys day. More on how a sale runs from launch to keys.

Taking the report personally. An inspection report lists everything, big and small. It's about the house, not about how you cared for it.

Answering in a hurry. There are dates to keep, and there's still time to read a request calmly and talk it through before you decide.

Changing the home after the offer. The buyer expects the home they offered on, so leave things as they were, unless you've agreed to repairs.

Here are a few made-up examples.

Say you've lived in a larger custom home in Sunwest for decades, and the roof is the original. The buyer might ask for a credit toward a new one. We'd weigh it against your bottom line and your move date, then decide together.

Say your older home in Downtown Lodi needs a few repairs. I can introduce you to local trades people. One client, Jennifer K., wrote that I "was able to provide introductions for trades people in the area."

Say you'd rather not manage repairs yourself. A credit or a price change may be simpler for you. It depends on the situation, and we'd talk through both. Audrey Schmierer is a REALTOR® with Keller Williams Central Valley in Lodi, CA, helping first-time buyers and downsizers buy and sell with confidence.

The buyer inspects your home during their inspection period, then may ask for repairs, a credit or a lower price. You decide how to answer with my help, agreed work gets done, and the buyer checks it at the final walk-through.

Here's the move. Start with a relaxed conversation at your kitchen table. We'll talk about your home's story, what buyers will notice and the plan for your move.

See every step of how I sell a home in Lodi, read about selling a home you've lived in for decades, or call, text or email me to set up a time. Audrey Schmierer is a REALTOR® with Keller Williams Central Valley in Lodi, CA, helping first-time buyers and downsizers buy and sell with confidence.

This article describes how I generally help sellers. It isn't legal, tax or lending advice, and every sale has its own details.