Marietta Home Inspections: What Sellers Should Fix Before Listing

Meta Description: Thinking of selling your Marietta home? Learn which issues to fix before listing to avoid delays, low offers, or deal-breaking inspection results.

Introduction:

So, you're planning to sell your home in Marietta, GA—maybe even getting it ready for an open house or prepping photos for the MLS. But before you dive into staging and landscaping, there’s one question smart sellers always ask:

“What should I fix before the home inspection?”

That question alone could save you thousands of dollars, days of negotiation, and a lot of frustration.

Because here’s the truth: no one wants surprises during a Marietta home inspection. Not the buyer. Not the agent. And definitely not you, the seller.

At Reynolds Home and Property Solutions, we’ve inspected hundreds of homes across Atlanta, Marietta, Kennesaw, and beyond. And we’ve seen firsthand what small (and big) issues cause red flags during the inspection phase—and what repairs can actually help your home sell faster and for more money.

Let’s break down exactly what Georgia sellers should fix before listing a home and why these updates matter in today’s market.

Why Prepping for Inspection Matters

Buyers in Marietta, Roswell, and Sandy Springs aren’t just looking at granite countertops and fancy floors—they’re hiring inspectors like us to dig deep.

Failing to address obvious issues before listing can lead to:

• Lowball offers

• Requests for repair credits

• Deals falling through

• Buyers walking away during due diligence

Worse, if your home is under contract and the buyer’s inspector finds major defects, you may lose leverage entirely.

Top 10 Things Marietta Sellers Should Fix Before the Home Inspection

Let’s get specific. Based on hundreds of inspections, these are the most common issues that stall or kill deals—and what you should do before the buyer walks in with their inspector.

1. Roof Problems (Leaks, Missing Shingles, Soft Spots)

Your roof is one of the first things buyers and inspectors notice—especially with Georgia’s heavy rainstorms and strong sun.

✔ Fix It If:

• There are visible stains on ceilings.

• Shingles are curling, cracked, or missing.

• Flashing around chimneys is loose or deteriorated.

🛠 What to Do: Hire a roofer to patch leaks, replace damaged shingles, and reseal flashing. If your roof is 15–20+ years old, consider a pre-listing roof certification.

2. Plumbing Leaks and Slow Drains

Leaky faucets, running toilets, or slow-draining tubs suggest poor maintenance and potential water damage. Even small issues can hint at larger plumbing defects, especially in older Marietta homes with cast iron or galvanized piping.

✔ Fix It If:

• You see water stains, drips under sinks, or smell mildew.

• Your crawlspace has standing water or damp insulation.

🛠 What to Do: Have a plumber tighten connections, replace corroded traps, and snake slow drains. If your home is older, consider a pre-listing sewer scope—especially for slab foundations.

3. HVAC System Not Working Properly

If your air conditioner groans when it turns on—or doesn’t turn on at all—you can bet a buyer will notice. This is a major deal-breaker during Georgia summers.

✔ Fix It If:

• The system blows warm air or doesn't maintain temp.

• Filters are clogged or the system hasn't been serviced in years.

🛠 What to Do: Schedule a tune-up. A clean, properly functioning HVAC system shows buyers the home is well-maintained.

4. Electrical Panel Red Flags

Outdated panels, double-tapped breakers, missing covers—these are fast paths to failed inspections.

✔ Fix It If:

• Your panel is from Zinsco, Federal Pacific, or Sylvania (these are known fire risks).

• You see exposed wires, loose outlets, or flickering lights.

🛠 What to Do: Hire a licensed electrician to correct violations. Even simple fixes like GFCI protection in kitchens and bathrooms make a big difference.

5. Foundation Cracks and Settling

Georgia’s clay soil and moisture swings cause all kinds of foundation issues—from stair-step cracks to misaligned doors.

✔ Fix It If:

• You see visible exterior cracks, sloping floors, or sticking doors.

• You’ve had water seepage in the basement or crawl space.

🛠 What to Do: Get a structural contractor to assess and document repairs. Having records ready for buyers builds trust.

6. Moisture and Mold in Crawl Spaces or Attics

Georgia humidity is no joke. Unchecked moisture can lead to mold, wood rot, and insulation damage—all things buyers hate to see.

✔ Fix It If:

• You smell mustiness or see dark stains on wood or insulation.

• The vapor barrier is torn or missing.

🛠 What to Do: Clean and dry the space. Add a new vapor barrier, seal leaks, and ensure proper ventilation.

7. Windows That Don’t Open or Seal

Windows that won’t open (or seal) are not only annoying—they can be a safety and efficiency issue.

✔ Fix It If:

• You have foggy dual-pane windows.

• Locks or cranks are broken.

🛠 What to Do: Replace cracked glass and lubricate tracks. Consider replacing any window with broken seals.

8. Broken or Missing Smoke/CO Detectors

You’d be surprised how often this shows up in reports—and how quickly it alarms buyers.

✔ Fix It If:

• Detectors are over 10 years old.

• There are none in bedrooms, hallways, or near furnaces.

🛠 What to Do: Install new smoke detectors and combo smoke/CO detectors. It's low cost, high trust.

9. Decks That Feel “Soft” or Unsafe

Wood decks in Georgia take a beating from the heat and humidity. Inspectors will bounce on your boards—and so will buyers.

✔ Fix It If:

• Railings are loose or steps wobble.

• Wood is soft or splintering.

🛠 What to Do: Replace damaged boards, tighten railings, and stain/seal the surface.

10. Curb Appeal and Drainage Issues

Even small things—clogged gutters, poor grading, dying landscaping—can send the wrong signal.

✔ Fix It If:

• Water pools near the foundation.

• Gutters overflow or downspouts dump near the house.

🛠 What to Do: Clean gutters, extend downspouts, regrade flower beds, and install splash blocks.

Bonus Tip: Pre-Listing Inspections = Power Move

Want to really be prepared?

Schedule a pre-listing home inspection with a local Marietta inspector like us. It lets you:

• Fix issues ahead of time

• Set realistic expectations

• Reduce negotiation headaches

Plus, it shows buyers you’re proactive—not hiding anything.

Frequently Asked Questions About Prepping for Home Inspections

Q: Should I fix everything before listing? A: Not necessarily. Focus on safety, function, and lender-required repairs first. Cosmetic stuff can often be negotiated.

Q: What if I can’t afford major repairs? A: You can disclose known issues upfront. That builds trust and avoids surprises. Many buyers will accept issues if priced appropriately.

Q: Are DIY repairs okay? A: If done well and to code, yes. But shoddy work can raise red flags. Stick to licensed pros for plumbing, electrical, or structural repairs.

Q: How long before listing should I make repairs? A: Start 2–4 weeks ahead, especially if you need contractors. Don’t wait until you’re under contract!

Schedule a Pre-Listing Inspection in Marietta Today

If you’re preparing to sell in Marietta, Smyrna, Roswell, or anywhere in metro Atlanta, let us help you spot the surprises before the buyer does.

📅 Visit Reynolds Home and Property Solutions to schedule your pre-listing home inspection.

We’ll walk through the entire home—just like a buyer’s inspector would—so you can list with confidence and avoid surprises during due diligence.