What Do Utah Home Inspectors Check That Sellers Miss?

Utah home inspectors check a handful of things sellers almost never look at: the earthquake straps and expansion tank on the water heater, the outlets near water, the smoke and carbon monoxide alarms, where the downspouts drain, and whether the garage door backs up when it hits something. Each one is small, and each one ends up on the report if it is missing.

I am Delia Bayna, a REALTOR with eXp Realty in Salt Lake City. These come straight from the pre-inspection checklist I give my sellers.

This is the one Utah inspectors check every time.

Earthquake straps. You are looking for two metal straps holding the tank to the wall. Utah sits on active faults, and a strapped tank stays put if the house shakes. If yours has none, or only one, that goes on the report.

Expansion tank. A small tank on the pipe above the water heater. If you do not see one, call a licensed plumber.

Relief valve pipe. A pipe runs from the valve on the side of the tank down to about six inches off the floor. If it stops short or is missing, it gets written up.

Gas, water, and vent. No rust or leaks where the lines connect, and the vent pipe secure all the way up. Those are jobs for a pro, but you can look.

Outlets near water. The outlets by the kitchen counters, in the bathrooms, the garage, the laundry, and outside should be the kind with test and reset buttons. Press test, then reset. A cheap outlet tester from the hardware store makes the rest of the house quick.

Smoke alarms. One in each bedroom, one outside the sleeping areas, and one on every level. Press test on each.

Carbon monoxide alarms. On every level if the house has gas appliances.

Dead bulbs. An inspector cannot tell a dead bulb from a broken fixture. Replace every one.

Many Salt Lake City homes have basements, and water finds basements. Inspectors look at how water leaves your roof and where it goes after that.

Downspouts should carry water at least four to six feet away from the house. Grading means the dirt slopes away from the house on every side. Window wells should be cleaned out, with covers in good shape.

Inside the basement, they look for stains, a white chalky residue on the walls, or a musty smell. If you know the basement took water once, that is a disclosure conversation to have with me before listing, not after the report.

Inspectors also check water pressure. A ten dollar gauge on an outside faucet tells you. Over eighty psi usually means you need a pressure regulator.

Garage door auto-reverse. Lay a board flat under the door and close it. The door should back up when it touches the board. Then close it again and wave a foot past the sensors near the floor. It should stop and go back up.

The door into the house. It should be a solid door that closes and latches. The wall the garage shares with the house should have no holes in the drywall.

Dryer vent. Cleaned out, not crushed behind the dryer, and venting outside. The same goes for bathroom fans. They should vent outside, not into the attic.

Walk your house with it this week. Most of these take a few minutes to check. The fixes range from a new light bulb to a plumber's visit.

Then bring me what you found. I will tell you what I would fix before listing, what I would disclose, and what I would leave alone. The choice is yours. If you want the full walk-through first, start with how to get ready for a home inspection when you sell, or read about selling a home in Salt Lake City.

Do Utah home inspectors check water heater straps?

Yes, every time. Inspectors look for two metal earthquake straps holding the tank to the wall, an expansion tank on the pipe above it, and a relief valve pipe that runs down to about six inches off the floor.

What is a GFCI outlet and where does it need to be?

It is the outlet with test and reset buttons. Inspectors expect them near water: kitchen counters, bathrooms, the garage, the laundry, and outside. Press test, then reset, to make sure each one works.

Will a home inspector test my garage door?

Usually, yes. They check that the door reverses when it touches something and that the sensors near the floor stop it. You can test both yourself with a board and your foot.

This article is general information, not a home inspection. Use licensed professionals for electrical, gas, plumbing, and roofing work.