Published: March 6, 2026 | Home Inspector New Ulm
Preparing Your Home for Inspection: Essential Seller Tips
You have accepted an offer on your home, and now the buyer is scheduling their inspection. For many sellers in the New Ulm, Mankato, and Southern Minnesota area, the inspection period is one of the most stressful parts of the selling process. The good news is that with some preparation, you can ensure the inspection goes smoothly and avoid surprises that might complicate or delay your sale. These tips come from years of experience conducting home inspections throughout the region, and they apply whether you are selling a starter home in Mankato, a family home in New Ulm, or a rural property in Brown County.
Provide Full Access to Everything
This is the single most important thing you can do as a seller. The inspector needs to access every area of the home — the attic, basement, crawl spaces, garage, electrical panel, furnace, water heater, and all rooms. When the inspector cannot access an area, it gets noted in the report as "inaccessible," which raises red flags for buyers who may wonder what is being hidden.
Before inspection day, clear a path to the electrical panel in the basement. Move stored items away from the furnace and water heater so the inspector can examine them from all sides. Make sure the attic access hatch or pull-down stairs are not blocked by furniture or boxes. If you have a crawl space, ensure the access point is reachable. Unlock any outbuildings, sheds, or detached garages that the inspector will evaluate.
If you have a locked room, leave the key with your real estate agent or in a designated location. One locked bedroom or closet can become a significant concern for buyers when it shows up as inaccessible in the report.
Keep All Utilities On
The inspector needs all utilities operational to evaluate the home's systems. This means electricity, gas, and water must all be turned on — even if the home is vacant. If you have already moved out and turned off services, have them reconnected before the inspection.
Without electricity, the inspector cannot test outlets, light fixtures, the electrical panel, the HVAC system, or appliances. Without water, they cannot test plumbing fixtures, check for leaks, evaluate water pressure, or run the dishwasher and washing machine connections. Without gas, the furnace and water heater cannot be tested. An incomplete inspection due to disconnected utilities almost always leads to a second inspection at the seller's expense or, worse, a buyer who walks away from the deal.
Address the Easy Fixes Before They Become Inspection Items
An inspection report full of small maintenance items creates a negative impression that can influence the buyer's perception of the entire home. Taking care of simple issues before the inspection shows that the home has been well maintained and reduces the length and severity of the report.
Replace burned-out light bulbs: When a light does not turn on during the inspection, the inspector has to note it as a non-functional fixture because they cannot determine whether it is a bulb or a wiring problem. A 75-cent light bulb eliminates this issue entirely.
Replace dead batteries in smoke and CO detectors: Non-functional detectors are always cited as safety deficiencies. Fresh batteries cost a few dollars and remove a conspicuous item from the report. Even better, replace detectors that are more than 10 years old — they should be replaced regardless.
Fix dripping faucets and running toilets: These are maintenance items that cost very little to repair but stand out prominently in an inspection report. A worn washer or a faulty flapper valve is a $5 fix that prevents a plumbing deficiency from appearing in the report.
Recaulk around tubs and showers: Deteriorated caulk in bathrooms suggests moisture intrusion potential and is a standard inspection finding. Fresh caulk takes 30 minutes to apply and eliminates the concern.
Reset tripped GFCI outlets: GFCI outlets trip for various reasons and sometimes stay tripped for months without anyone noticing. Walk through the house and test every GFCI outlet — usually found in kitchens, bathrooms, garages, and basements. Press the reset button to ensure they are all functional.
Exterior Preparation
The inspection begins at the exterior, and first impressions matter. Trim vegetation back from the house, ensuring at least 12 inches of clearance between plantings and the siding. Overgrown bushes touching the house trap moisture against the siding and prevent the inspector from evaluating the exterior wall condition.
Clean gutters and ensure downspouts are connected and extending water away from the foundation. Disconnected or missing downspout extensions are one of the most common inspection findings in homes throughout the Mankato and New Ulm area, and they are one of the easiest to correct. Pick up a $5 extension from any hardware store and direct that water at least four feet from the foundation.
If you have a wood deck, clear furniture and grills so the inspector can evaluate the entire deck surface, railing stability, and structural connections. Deck safety is a standard inspection component and the inspector needs clear access.
Documentation That Helps
Leave any relevant documentation on the kitchen counter for the inspector. Helpful items include receipts for recent repairs or upgrades (new roof, furnace, windows, electrical work), warranty information for appliances and systems, records of regular maintenance like furnace servicing or septic pumping, and permits for any additions, remodels, or major work done to the home.
This documentation tells the inspector — and the buyer — that the home has been cared for and that work was done properly and with permits. In Southern Minnesota, where many homes have had additions and remodels over the decades, showing that work was permitted and inspected by the city provides valuable reassurance.
Consider a Pre-Listing Inspection
The most proactive approach is to get a pre-listing inspection before you even put the home on the market. This gives you the opportunity to see what a buyer's inspector will find, fix significant issues on your own terms and timeline, disclose known conditions upfront which builds buyer confidence, and price the home accurately based on its true condition.
A pre-listing inspection eliminates the surprise factor that derails many transactions during the inspection contingency period. Sellers who invest in a pre-listing inspection often find that the buyer's inspection goes smoother, negotiations are simpler, and closings happen on schedule.
Whether you are selling a home in New Ulm, Mankato, St. Peter, or anywhere across Southern Minnesota, taking the time to prepare for the buyer's inspection demonstrates that you are a responsible seller who has maintained the home well. That impression goes a long way toward keeping your sale on track.
Ready to Schedule Your Inspection?
Serving New Ulm, Mankato, St. Peter, and all of Southern Minnesota