Going under contract on the sale of a property is a major successful milestone in the selling process. As a seller, your work is incomplete until you have shaken hands and closed the transaction.

A common point of tension for sellers before closing is the purchase inspection and objection process because it’s impossible to know what minor issue the inspector may identify as a larger problem. You alleviate your concerns about going into the inspection by taking some basic proactive steps.

To begin, here’s what to anticipate from the inspection and objection procedure: It’s a step in almost all home sale transactions as a safeguard for the buyer to ensure they buy a property free of serious problems. If problems are identified, the buyer and seller use the objection process to negotiate any compensation allowances or pre-sale repairs before the sale transaction closes.

Each home inspector follows a unique checklist, and each home has a different floor plan. But, a proper home inspection includes a report on the homes:

  • Foundation & structural integrity 
  • Exterior (including windows, siding, and roof)
  • Attic (and attic insulation)
  • Appliances
  • HVAC system
  • Electrical system 
  • Plumbing (a sewer scope is often provided as an add-on selection)

Inspection Tips 

We advise doing a few basic tasks to make a positive impression on the home inspector. To start, consider moving any items (furniture, tools, etc.) that could be in the inspector’s way, as they will have to assess your attic and basement spaces (if applicable). It’s advisable to remove clutter and clean the home to show the inspector that the home has been taken care of.

It’s also a good idea to repair any small issues around the home. Things like paint scratches, scuffs, or dings could alert the home inspector that there is a larger underlying problem to uncover.

Finally, if any recent repair work has been completed on the home, leave a folder with current invoices for completed repairs on the counter to be noticed by the inspector. That can help the inspector understand how old certain appliances might be and when they last received service.

Common Roof Issues

In New Mexico, a roof inspection can be particularly troublesome due to the severe weather (including hail) and the amount of older flat roofs that need more maintenance. Some primary roof issues that inspectors look for include missing shingles or tiles, interior water damage, missing shingle granules, and hail bruises.

A free and easy option you may think about is to have a local roofing company assess the home inspection. A professional roofer will give comprehensive documentation of the home’s roof and point out any significant problems before an inspector does. Most professional roofing companies will inspect for free, even if you don’t suspect any roofing issues.

If major problems are uncovered, you can disclose them to potential buyers or have them repaired in advance. Of course, the roof may be in good working condition, in which case the roofer could give a certification stating they believe the roof has a certain number of years remaining with no repairs being needed.

Other Inspection Hot Buttons

In addition to the roof, a few other hot buttons cause concern for sellers during the inspection process. Some of those include:


If you have any older appliances, you may want to consider having them “tuned up” before listing your property for sale. Bonus points; It is advisable to tape the tune-up details and invoice to the appliance for the inspector to notice.


Many real estate buyers choose to have the sewer scoped with a camera as part of their inspection. As a seller, having a sewer scope done in advance can alert you to any issues that will come up during the inspection. If they are major, you can have repairs done in advance to show buyers the property has been well maintained.


Several issues can arise regarding a property’s electrical system. How old is the panel, and how well is it performing? Does the property use 120v or 240v, and does that match with large appliances that are installed? An electrician can perform a diagnostic on the property in advance of the sale to help you discover any looming issues.

An Expert On Your Side

With the right property management expert in your corner, getting through the inspection and objection process becomes smoother. Our team has helped hundreds of New Mexico sellers through it and has built a large knowledge base of successful strategies. When you have the concierge-style service of Blue Door Homes on your side, you’re starting with a leg-up, and we can’t wait to show you how. Get in touch with us here to get started.