A prepared home inspects better, negotiates better, and closes faster. Here's what to do before the inspector arrives — and the South Okanagan-specific things that catch sellers off guard.
Preparing for an inspection doesn't hide problems — it clears the noise so the real issues are seen in their proper context. A cluttered mechanical room that the inspector can't fully access looks worse than a clean one with the same underlying systems. A dripping tap that costs $80 to fix creates an entry in the report that a buyer's agent will use in negotiation — and it's trivial to address beforehand.
It reduces the number of low-significance items in the report (cosmetic issues, deferred maintenance, inaccessible areas) that can distract from genuine findings. A report with 40 items feels alarming even if 35 of them are minor. A report with 12 items where 10 are minor and 2 are significant feels manageable. Both homes may have the same two significant issues — but one seller prepared and one didn't.
Buyers and their agents use inspection reports as negotiating tools. Every item — however minor — is a potential lever. Fixing the easy, cheap items before the inspection removes ammunition. It's not about passing or failing; there's no pass/fail. It's about the report containing the things you can't fix rather than the things you simply didn't get to.
Must be accessible and have clearance in front of it. Remove stored items. Make sure the panel cover can be removed — inspectors are required to open it.
Clear access to the attic hatch. Inspectors typically need to enter or at minimum inspect from the hatch. Items stored in front of or on top of the hatch need to move.
Inspectors must be able to access crawl spaces and basements. Clear hatch access; remove stored items blocking foundation walls. In the South Okanagan, cellars and wine storage areas are common — ensure access is clear.
Clear access to both. Inspectors will run the furnace, check filters, and inspect the heat exchanger and flue. Remove anything stored around or against these units.
All interior doors should open and close properly. All windows should open, close, and lock. Sticking doors and windows that don't latch are common, easy to fix, and consistently appear in reports.
By BC regulation, inspectors cannot exclude garages or carports from a home inspection. They must be accessible — unlocked, clear of obstructions blocking the inspector from assessing the structure.
Dripping taps and running toilets · missing or loose outlet covers and switch plates · burnt-out light bulbs (an inspector notes every non-functioning light) · smoke detectors and CO detectors — replace batteries or units if needed · missing or damaged caulking around tubs, showers, sinks · sticking doors and windows that don't latch · cracked or broken window glass · damaged weather stripping on exterior doors · missing downspout extensions · handrails on stairs that are loose or missing.
Minor roof issues — get a quote; if it's under $1,000, fix it. A line item about roof condition generates significant buyer anxiety disproportionate to the actual cost. Deck boards and railing — loose boards and wobbly railings are safety items that inspectors flag prominently. Minor grading issues (water flowing toward the foundation) — inexpensive to correct with soil or grading work and always appears in reports.
Major renovations (kitchen, bathrooms) — buyers rarely credit full cost. Cosmetic painting of the entire interior — unless it's in genuinely rough shape. Replacing functional older appliances — buyers generally don't pay more for new appliances, but they notice them.
The South Okanagan has specific property characteristics that are common in the region but uncommon to out-of-town buyers — and inspectors flag them every time.
The climate here is hard on exterior wood. Decks that haven't been maintained, sealed, or stained regularly show significant weathering and checking. Inspectors assess deck structure, ledger attachment, post bases, and railings. Addressing obvious deck deterioration and confirming railings are solid before the inspection is consistently worth doing.
Many South Okanagan properties have irrigation systems — automated, pressure-fed from the municipal system or a well. Inspectors note whether backflow preventers are present and functional. Have your irrigation system serviced and in working order before the inspection if possible.
The South Okanagan has a significant stock of homes built in the 1970s–1990s. Aluminum wiring, Federal Pacific / Zinsco panels (known fire hazard brands), and double-tapping at the electrical panel are common findings in this era. If your home was built before 1990, these are worth checking before you list. Your electrician can assess and often correct panel issues at modest cost.
Carpenter ants, moisture damage, and rodent evidence are common findings in the region. Evidence of any of these should be addressed before listing — treatment, repair, and being able to document that the issue has been dealt with is far better than leaving it for the report.
Inadequate attic insulation and insufficient attic ventilation (which can cause moisture condensation and premature roof sheathing deterioration) are among the most common findings in older South Okanagan homes. This one is harder to fix before listing, but being aware of it — and having a quote from an insulation contractor in hand — allows you to address it proactively in negotiations rather than reactively.
Copies of building permits for any additions, renovations, or outbuildings. If permits are missing, be prepared for those items to appear in the report — see our Unpermitted Work Guide.
Leave manuals for appliances, HVAC equipment, and hot water heater in an accessible location. If equipment is under warranty, have that documentation ready.
For properties with wells and septic: well log, recent pump test results, septic pump-out and service records. Buyers and their inspectors will ask for these — having them ready signals a well-maintained property. See our Well & Septic Guide for detail.
Every door, gate, outbuilding, and utility room the inspector needs to access should have a key or code provided. An area the inspector can't access gets noted in the report as "inaccessible" — which looks worse than whatever is in there.
Gas, electricity, and water should all be active. Inspectors need running water to test fixtures, power to test outlets, and gas/heat to test the furnace. An inspection of a vacant property with utilities off is incomplete by definition.
Gas fireplaces and gas appliances should have pilot lights running. An inspector who can't test a gas fireplace will flag it.
One last walk-through to confirm nothing is blocking the electrical panel, attic hatch, crawlspace, furnace, and hot water heater.
Pets should be out of the home during the inspection — both for the inspector's ability to move freely and for the pets' comfort. A 3-4 hour window is typical.
If your property is older (pre-1990), rural, or has known deferred maintenance, a pre-listing inspection by a licensed BC inspector before you list is often worth the $400–$700 cost. It lets you fix what you choose to fix, price accordingly for what you don't, and present buyers with a transparent picture — reducing the chance of a deal falling apart mid-transaction on inspection findings.
Pat routinely walks through properties with sellers before listing — specifically looking for the things an inspector will flag. His construction background means he often catches issues that aren't obvious to someone who has lived in a home for years. It's part of getting a property listed properly, not an add-on service.
A pre-listing walkthrough with Pat — covering what an inspector will find and what's worth addressing first — is a normal part of how Pat works with sellers. No charge, no obligation.