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    7 Ways Sellers Can Prepare for a Buyer's Home Inspection in NJ

    The short answer: To prepare for a buyer's home inspection in New Jersey, make everything easy to reach and easy to test: clear paths to the mechanicals, keep every utility on, unlock every door and gather your records. State rules define a home inspection as a visual, non-invasive inspection done "without moving personal property, furniture, equipment, plants, soil, snow, ice, or debris" (N.J.A.C. 13:40-15.2). Whatever the inspector can't reach or run usually goes into the report as "not inspected," and that can mean a return visit and new questions from the buyer.

    Here are seven ways to get the house ready, each tied to what the inspection rules say. The suggestions are ours; the rule citations are the state's.

    1. Clear a path to the furnace, water heater, electrical panel and attic

    Inspectors don't move your belongings, so boxes stacked in front of the boiler or a dresser blocking the attic hatch can stop that part of the inspection. The rules also say an inspector doesn't have to enter any area with less than 24 inches of clear vertical space and 30 inches of clear horizontal space, or any area they consider unsafe (N.J.A.C. 13:40-15.16(b)).

    Make room around:

    • the furnace or boiler, water heater and any oil tank in the basement
    • the main electrical panel and any subpanels (the inspector may remove the panel covers)
    • the attic hatch or pull-down stairs, and the crawl space entrance
    • the kitchen sink cabinet and the access panels behind tubs

    2. Keep every utility on and every system running

    An inspector isn't required to operate a system that's shut down, to open shut-off valves, or to light pilot flames (N.J.A.C. 13:40-15.16(b)15, 17 and 23). If the water, gas or electricity is off, those systems may simply be noted as not inspected.

    This matters most for vacant and estate properties. If the house was winterized, arrange with the listing agent to have utilities restored and the plumbing de-winterized before the inspection date. Check that the heat and the central air both respond to the thermostat. Inspectors can skip running heat pumps or central air when the weather could damage the equipment (N.J.A.C. 13:40-15.16(j) and (k)).

    3. Unlock everything, and leave the keys and remotes

    The report must list systems that were present but not inspected, and why (N.J.A.C. 13:40-15.16(c)2). "Garage locked" is a reason. So is "panel blocked." The buyer's pre-inspection agreement with the inspector has to say whether the inspector will come back for anything missed because of unforeseen circumstances, and whether that return trip costs extra (N.J.A.C. 13:40-15.15(c)).

    Before inspection day, unlock or leave labeled keys for the garage, sheds, gates, outbuildings and any locked basement rooms, plus the garage door remote.

    4. Clear the outside, too

    The "no moving snow, ice, soil, plants or debris" part of the definition applies outdoors (N.J.A.C. 13:40-15.2). In a New Jersey winter, that means shoveling walks and clearing snow from around the foundation and the outdoor AC unit. In any season, cut back shrubs that hide the foundation or siding, and move firewood and stored items away from exterior walls. The inspector looks at the roof from a ladder at roof level (N.J.A.C. 13:40-15.16(g)), so leave a clear spot to set one up.

    5. Make the testable items testable

    The rules list items the inspector operates, including the kitchen range and oven burners, the dishwasher, the garbage disposer, at least one interior door, and one window per room. The inspector also checks interior fixtures and faucets for water flow and drainage (N.J.A.C. 13:40-15.16(h) and (l)).

    So:

    • empty the dishwasher and the oven
    • clear window sills and move furniture so windows can open
    • make sure every faucet and drain works

    Small fixes like a burned-out bulb or a sticky window can keep minor items off the report.

    6. Keep the house closed up if the buyer orders a radon test

    If the buyer adds a radon test, keep in mind that in New Jersey a buyer under contract must hire a certified radon professional. DEP guidance says the current homeowner and any real estate agent may not perform any part of the buyer's test, including closing or picking up the device (DEP radon testing guidelines).

    For short tests, the same guidance calls for "closed-house conditions": every window and door closed except for normal coming and going. For tests under four days, that starts at least 12 hours before the test. The guidance also says high-volume attic and window fans shouldn't run for 12 hours before or during the test. Don't move or touch the device, either. More on the rules is in our NJ radon disclosure guide.

    7. Gather your records, and make sure they match your disclosure

    Have a folder ready for the buyer's side: repair receipts, permits and final approvals, warranties, service records for the heating system, and any tank closure or radon paperwork. The state's Seller's Property Condition Disclosure Statement asks about roof repairs, building permits for work done, storage tanks and earlier radon testing (NJ Property Condition Disclosure Statement). If you've had a radon test, state law requires you to give the buyer the results and proof of any mitigation when the contract is signed (N.J.S.A. 26:2D-73).

    The inspection isn't the time to hide anything. Your disclosure form and the inspection should tell the same story. See our NJ seller disclosure law guide. If the home has a private well, note that the inspection rules exclude wells and well water sampling (N.J.A.C. 13:40-15.16(h)); that testing follows the Private Well Testing Act.

    What happens after the inspection?

    The report goes to the buyer, not the seller. What follows is a negotiation set by the contract's deadlines. Our guide to negotiating inspection repair requests picks up from there, and the contingencies guide explains the inspection contingency itself. If you're curious about the inspector's side of the job, see home inspector vs. real estate agent.

    Thinking about helping sellers through this as an agent? Business Elementary's 75-hour pre-licensing course is the first step to a New Jersey license.

    Sources

    Last reviewed: November 14, 2026

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