Short answer: To get ahead of the home inspection when you sell, fix the small things first, gather records for your roof, heating and air and any big repairs, and in some cases get your own inspection before you list. Buyers rarely walk away because a house isn't perfect. They walk away because they feel surprised.
You've lived in your home for years. You know which faucet drips and which step creaks, and none of it feels like a big deal. Then a buyer's inspector writes it all down in a long report, and suddenly every small thing looks like a warning sign. That is where a lot of home sales fall apart, and most of the time it didn't have to. Here's how to get ahead of it.
Key takeaways
- The inspection is the biggest deal killer. In a Redfin survey of 443 of its agents, 70.4% named inspection or repair issues as a reason deals fell through, the top answer by a wide margin.
- More deals are falling apart right now. 14.7% of Nashville-area homes that went under contract in September 2026 were canceled, according to Redfin.
- Fix the small stuff first. Leaky faucets, loose handrails and missing outlet covers add up on a report and make buyers nervous.
- Gather your records. Roof age, heating and air service and receipts for big repairs show buyers the home has been cared for.
- Consider a pre-listing inspection so you can find and handle problems on your schedule, not in the middle of a deal.
Why do so many home sales fall apart at the inspection?
Because the inspection is the first time a buyer sees a full list of everything wrong with the house, and a long list feels scary even when most of it is minor. It is also the moment in most contracts when the buyer can still walk away or renegotiate.
In a Redfin survey of 443 of its agents, 70.4% said home inspection or repair issues caused deals to fall through, far ahead of buyer financing at 27.8%. And cancellations are high right now. Nationwide, 14.5% of deals that went under contract in September 2026 were canceled, the highest share in Redfin's records outside the first months of the pandemic. In the Nashville metro, it was 14.7%.
When there are plenty of other homes to choose from, a buyer who gets nervous has less reason to work through the problems. They can just move on to the next house. That is why the work you do before the inspection matters so much.
What should I fix before a home inspection?
Fix the small, cheap things that make a report longer: leaky faucets, running toilets, loose handrails, missing outlet and switch covers, burned-out bulbs, and doors or windows that stick or won't latch. One small item doesn't scare anyone, but thirty of them make a buyer wonder what else was ignored.
A quick list to walk through before you list:
- Replace the heating and air filter, and test every smoke and carbon monoxide detector.
- Fix drips, slow drains and running toilets.
- Tighten loose handrails, doorknobs and cabinet hardware.
- Put covers on every outlet and switch, and replace dead bulbs so the inspector doesn't flag a fixture as broken.
- Clean the gutters and point downspouts away from the house.
- Re-caulk tubs, showers and sinks where the caulk is cracked or moldy.
- Make sure doors and windows open, close and lock.
Bigger repairs are a judgment call. Some are worth doing before you list and some aren't. We walk through the house together and decide which fixes buyers will actually care about. If a bigger repair makes sense and you need to fund it, a home equity line of credit is usually my first choice. Contractors who wait to be paid at closing are a last resort, because they charge more for the risk they take on.
What records should I have ready for buyers?
Have proof of the age and care of the big, expensive systems: the roof, heating and air, water heater, and any major repairs or upgrades. Records turn a question mark on the report into a known, cared-for item.
- Roof age, plus any replacement invoice or warranty.
- Heating and air service records and the age of each unit.
- Water heater age.
- Receipts and warranties for big repairs or upgrades, such as a new roof, windows, foundation or drainage work, plumbing or electrical.
- Permits for additions or major work, if you have them.
- Any past inspection reports, termite treatment or pest control contracts.
When an inspector writes "roof shows wear, recommend evaluation," a buyer pictures a costly surprise. When you can show when the roof was replaced, with the invoice and warranty in hand, that note loses its sting. Proof calms buyers down.
Should I get a pre-listing inspection?
In some cases, yes. A pre-listing inspection means you hire your own inspector before the home goes on the market, so you find problems on your schedule instead of in the middle of a deal. It makes the most sense for older homes, homes you've owned a long time, or any home where you're unsure about the roof, foundation, plumbing or heating and air.
What you get from it:
- Time. You can get repair quotes and pick your own contractor instead of rushing during a short inspection window.
- Control over the price conversation. If something big turns up, we can fix it, or price the home with it in mind, before buyers see it.
- Fewer surprises. The buyer will still get their own inspection, but there is far less left for it to find.
The tradeoff: once you know about a problem, you have to deal with it. In Tennessee, sellers of most one-to-four-unit homes fill out a Residential Property Condition Disclosure and must disclose material defects they know about (Tenn. Code Ann. § 66-5-201 and following). So plan to either fix what the inspection finds or disclose it. That is not a bad thing. A buyer who learns about an issue up front, along with what you did about it, is far calmer than one who finds it on their own. If you have a specific legal question, talk with a Tennessee real estate attorney.
A general inspection typically costs about $296 to $424, according to HomeAdvisor data cited by Rocket Mortgage. Before you hire one, check the inspector's Tennessee license.
How do I get my home ready for the buyer's inspection day?
Make every part of the house easy to reach, keep the utilities on, and plan to be gone. Inspectors check what they can see and get to, and anything they can't reach usually goes on the report as "could not inspect," which leaves the buyer guessing.
- Clear a path to the electrical panel, water heater, heating and air units, attic access and crawlspace or basement.
- Unlock gates, sheds, garages and any locked rooms.
- Keep power, water and gas on, including pilot lights.
- Take pets with you or crate them away from the inspector's path.
- Leave for the whole inspection, just like you would for a showing.
What happens after the buyer's inspection?
The buyer reviews the report and, within the time the contract allows, may send a list of repairs or other changes they want. You can agree, negotiate a different fix such as a price change, or decline, and the buyer then decides whether to move forward under the contract.
This is where firm, calm negotiation matters. Not every item on a report is a real problem, and not every request deserves a yes. I go through the list with you item by item, separate the true safety and system issues from the cosmetic ones, and negotiate the rest so a fixable list doesn't turn into a canceled deal. The prep work above is what makes that list short in the first place.
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What does this look like in Sumner County right now?
Buyers across Middle Tennessee have more choices and are more willing to walk away than they were a few years ago. That makes a clean inspection one of the most valuable things you can bring to the table.
Table: Why getting ahead of the inspection matters right now
| Measure | Figure | Area and date |
|---|---|---|
| Share of homes under contract that were canceled | 14.7% | Nashville metro, September 2026 (Redfin) |
| Share of homes under contract that were canceled | 14.5% | U.S., September 2026 (Redfin) |
| Agents who named inspection or repair issues as a reason deals fell through | 70.4% | U.S., survey of 443 Redfin agents, September 2025 |
| Agents who named buyer financing falling through | 27.8% | U.S., same survey |
| Typical cost of a general home inspection | $296 to $424 (average about $343) | U.S., HomeAdvisor data, October 2025 |
Takeaway: about 1 in 7 Nashville-area deals fell apart in September, and inspection problems are the most common reason agents give. A few hundred dollars and a weekend of small fixes is cheap insurance. Sources: Redfin (October 12, 2026 and October 7, 2025), HomeAdvisor via Rocket Mortgage.
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Sources
- Redfin, "U.S. Pending Home Sales Sink Near 12-Year Low", October 12, 2026. September 2026 cancellation share: 14.5% nationwide, 14.7% Nashville metro.
- Redfin, "Redfin Reports Nearly 60,000 Home Purchases Were Called Off in August", October 7, 2025. Survey of 443 Redfin agents: 70.4% cited inspection or repair issues, 27.8% buyer financing.
- Rocket Mortgage, "A guide to home inspection costs in 2026", updated August 6, 2026, citing HomeAdvisor data from October 2025.
- Nolo, Tennessee home seller disclosure obligations. Summary of Tenn. Code Ann. §§ 66-5-201 to 210.
- Tennessee Department of Commerce and Insurance, Home Inspector Licensing Program.
Frequently asked questions
Should I get a pre-listing inspection in Tennessee?
It's worth it for many sellers, especially if your home is older, you've owned it a long time, or you aren't sure about the roof, heating and air, plumbing or foundation. It lets you find problems on your schedule instead of in the middle of a deal. If your home is newer and well kept, small fixes and good records may be enough.
Do I have to disclose what a pre-listing inspection finds?
In Tennessee, sellers of most one-to-four-unit homes fill out a disclosure form and must disclose material defects they know about. Once an inspection tells you about a problem, you know about it, so plan to either fix it or disclose it. I'm not a lawyer, so talk with a Tennessee real estate attorney if you have a specific question.
Do I have to fix everything on the buyer's inspection report?
No. Most items on a report are small, and the buyer asks for the ones that matter to them. You can agree to make repairs, negotiate a price change or other terms instead, or decline, and the buyer then decides whether to move forward under the contract. I negotiate that list with you item by item.
Should I be home during the buyer's inspection?
No. Plan to be gone, just like during showings. Buyers ask more questions and look more closely when the seller isn't there, and that helps them feel good about the home. Make sure every area is unlocked and easy to reach before you leave.
How much does a home inspection cost?
A general home inspection typically costs about $296 to $424, with an average of about $343, according to HomeAdvisor data from October 2025 cited by Rocket Mortgage. Larger or older homes, and add-ons like a sewer scope or radon test, can cost more.
What do home inspectors look at?
A general inspection covers the home's major systems and structure: roof, foundation, heating and air, plumbing, electrical, water heater, attic, crawlspace or basement, windows, doors and drainage. Inspectors look at what they can see and reach, so clear access matters.
How ready is your home to sell?
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Trevor Barber is a Realtor and Affiliate Broker with Benchmark Realty, LLC, based in White House, TN. With 68 homes sold and a 5.0 rating on Google, he helps families buy, sell, downsize and move up across Sumner County and Middle Tennessee. More about Trevor
Keep reading: See how I sell your home · Get the free Home Seller's Guide · Buy first or sell first? · Buy First or Sell First? A Sumner County Guide