10/21/2026
Think the home inspector killed your deal? Maybe YOU did.
That might sting a little, but hear me out.
I've heard it countless times from sellers and real estate agents.
"If the inspector calls it out, we'll fix it."
Leaky faucet? Wait for the inspection.
Loose toilet? Wait for the inspection.
Lights not working? Wait for the inspection.
Doors not latching, filthy HVAC filters, broken fixtures, and dozens of other little maintenance issues?
Let's just see what the inspector finds.
WHY?
If you already know something is wrong, why are you waiting for the BUYER'S inspector to tell you to fix it?
Here's what I think a lot of people fail to understand.
It's not always the big defects that kill transactions.
I've watched buyers move forward with houses that were practically falling apart. I've also watched buyers walk away over something as insignificant as a missing screw.
Every buyer has a different level of experience, financial capability, and comfort with repairs. What seems insignificant to you might be a major concern to someone else.
And it's not the inspector's job to decide what information a buyer deserves based on what we think they can handle.
Our job is to inform. Their job is to decide.
And those little things add up.
One dripping faucet probably isn't going to kill a deal. Neither is a loose toilet.
But when a buyer receives an inspection report documenting 75 or 100 little problems, those problems start painting a picture.
"If they didn't take care of these little things, what else didn't they take care of?"
Now the buyer is overwhelmed. They've lost confidence in the home, and negotiations become much more difficult.
And somehow, the inspector gets blamed for a lengthy report?
Come on.
Sure, some inspectors could do a better job communicating their findings. But that doesn't change the condition of the house.
Sellers, take care of your homes.
Listing agents, help your sellers prepare their homes.
Nobody expects a resale house to be perfect. Normal wear and tear is expected. But broken, leaking, loose, or inoperable components are not the same thing as ordinary wear.
In fact, the standard Arkansas residential real estate contract specifically recognizes that distinction when defining normal working order.
Fix the obvious problems. Hire competent contractors. Consider a pre-listing inspection. Address concerns BEFORE the house goes under contract.
You can reduce surprises, shorten the inspection report, build buyer confidence, and make negotiations a whole lot easier.
Will that guarantee a transaction closes? Of course not.
But it's a hell of a lot better strategy than sitting around hoping the inspector doesn't find something.
Home Inspectors don't create the defects. We document them.
Can Home Inspectors be wrong sometimes? Absolutely. We aren't perfect.
But most of the time... the problem isn't the inspection report.
It's everything that should have been taken care of before the inspection ever happened.
Agents and sellers, what's your approach? Fix the known problems before listing, or wait to see what the buyer's inspector finds?
