Your inspection report came back with a list of items. Some of them need licensed contractors , electrical panel work, plumbing leaks, HVAC diagnosis. Those require the right professionals on a pre-closing timeline.
But not everything on the list does. Some inspection findings are straightforward repairs that a motivated homeowner can handle without a contractor, without permits, and without spending a lot of money. Completing these quickly removes them from buyer negotiations entirely.
Here are five post-inspection repairs that can realistically be handled within 48 hours , and what to know before you start each one.
Important note before starting: These repairs are appropriate for homeowners comfortable with basic home maintenance. For anything involving your main electrical panel, active plumbing leaks behind walls, or structural concerns, use a licensed contractor. The goal here is to address simple, accessible items , not to create new problems by attempting repairs outside your skill level.
1. Replacing Smoke Detectors and Carbon Monoxide Detectors
Missing, non-functional, or expired smoke detectors are flagged on nearly every inspection report where they are not up to date. Texas requires working smoke detectors in every sleeping room and on every level of the home. CO detectors are required where gas appliances are present.
This is one of the fastest inspection fixes available. Battery-operated smoke detectors take minutes to install and require no electrical work. Combination smoke and CO detectors are widely available at hardware stores and cover both requirements in a single unit.
What you need:
- Smoke or combination smoke/CO detectors for each required location
- Fresh batteries if not hardwired
- Screwdriver to mount the base plate
How to complete it:
- Remove old detector and note the mounting location
- Mount the new detector base plate to the ceiling or wall using existing screws or hardware included with the unit
- Snap the detector onto the base and install batteries
- Test each unit using the test button before re-inspection
Keep the packaging with the model number and manufacture date. Inspectors and lenders sometimes ask for documentation that detectors are current and functional.
2. Installing Weatherstripping on Doors
Worn or missing weatherstripping on exterior doors is flagged regularly , inspectors note it because it affects energy efficiency and can allow moisture entry. It looks like a minor issue but buyers notice it during walkthroughs, especially in Texas summers when they can feel outside air coming in around a closed door.
Replacing weatherstripping requires no special skills and no permits. The materials are inexpensive and available at any hardware store. Most exterior doors take less than 30 minutes per door to complete.
What you need:
- Foam, rubber, or vinyl weatherstripping tape or door sweep depending on where the gap is
- Scissors or utility knife
- Measuring tape
How to complete it:
- Clean the door frame surface where the weatherstripping will adhere
- Measure and cut weatherstripping to fit each side of the door frame
- Press firmly along the full length and test the door seal by closing it against a piece of paper , you should feel resistance when pulling the paper out
- For gaps at the door bottom, install a door sweep on the interior side of the door
Check all exterior doors including garage entry doors. Inspectors check all of them and buyers test them during final walkthrough.
3. Cleaning or Replacing HVAC Air Filters
A clogged or missing HVAC air filter is one of the most avoidable inspection findings. Inspectors check filter condition as part of HVAC assessment. A dirty filter affects airflow, system efficiency, and in some cases contributes to HVAC findings about the system not reaching setpoint.
Filter replacement takes five minutes. It is not a repair that requires any tools or technical knowledge. But leaving it unaddressed when the inspector comes back for re-inspection signals that sellers are not actively maintaining the home.
What you need:
- Replacement filter matching the size printed on the existing filter frame
- Note the MERV rating , stay within the range your system is designed for
How to complete it:
- Locate the filter access panel , usually at the air handler or a return vent
- Note the airflow direction arrow printed on the existing filter before removing it
- Slide out the old filter and dispose of it
- Insert the new filter with the airflow arrow pointing toward the air handler
- Close the access panel
While you have the panel open, note whether the air handler area is clean and whether there is any evidence of water pooling near the drain pan. Inspectors check this during HVAC assessment and it is worth a visual check before re-inspection.
4. Caulking Gaps at Tubs, Showers, and Exterior Penetrations
Failed or missing caulk at bathtub and shower edges, around window frames, and at exterior wall penetrations is flagged consistently on Texas inspection reports. Inspectors note it because gaps in caulking allow water intrusion , and water intrusion is what causes the expensive damage buyers are worried about.
Recaulking is accessible to any homeowner willing to take it slowly and do it cleanly. The materials cost very little. The process is straightforward. The key is preparation , removing old caulk completely before applying new material.
What you need:
- Caulk remover tool or utility knife
- Mildew-resistant silicone caulk for wet areas (tubs, showers)
- Paintable latex caulk for window frames and exterior penetrations
- Caulk gun
- Painter’s tape for clean lines
- Damp cloth for smoothing
How to complete it:
- Remove all old caulk using a caulk remover tool , do not apply new caulk over old material
- Clean the surface and allow it to dry completely
- Apply painter’s tape along both sides of the gap for a clean edge
- Apply caulk in a steady, continuous bead , do not stop and start
- Smooth with a damp finger or caulk tool within a few minutes of application
- Remove tape before the caulk sets
- Allow full cure time before water exposure , check product instructions, typically 24 hours for shower areas
Do not rush the dry time. Caulk that has not fully cured will show at re-inspection and can pull away from the surface, creating a worse appearance than before.
5. Adjusting Doors and Windows That Stick or Do Not Latch
Doors and windows that do not operate properly , sticking, not latching, not sealing , are flagged as functional deficiencies on inspection reports. They are also something buyers notice immediately during any walkthrough. A door that will not close properly raises questions about foundation movement, framing, and humidity damage , even when the actual cause is nothing more than a loose hinge or a strike plate that needs adjustment.
Most sticking doors and windows that have not been affected by foundation movement can be corrected with basic adjustments. This is one of the few inspection items where the fix is almost always simpler than the concern it raises.
What you need:
- Screwdriver , both flathead and Phillips
- Wood shims if a hinge needs repositioning
- Planer or sanding block if the door edge needs light material removal
- Strike plate adjustment tools if the latch is not catching
How to complete it , sticking doors:
- Check hinges first , tighten all screws and replace any that are stripped with longer screws that reach solid wood
- Open and close the door to identify exactly where it is sticking , look for paint or wear marks on the frame
- For minor sticking, light sanding at the contact point is often sufficient
- For more significant binding, a hand planer on the door edge removes material precisely without requiring the door to be rehung
How to complete it , latch not catching:
- Check whether the strike plate is aligned with the latch bolt , look for scratches or offset marks
- Loosen the strike plate screws and shift the plate slightly to align with the latch path
- If the plate cannot be repositioned enough, use a chisel to extend the mortise in the correct direction
Test every exterior door and window before re-inspection. Buyers test them all during final walkthrough. A door that will not latch is a conversation you do not want to have after everything else has been resolved.
What to Do After Completing These Repairs
Once you have completed any of these repairs, document what you did. Take photos before and after. Note the date of completion. If you purchased materials, keep the receipts.
This documentation is not as formal as what a licensed contractor provides , it does not include a license number , but it shows the buyer that the item was addressed specifically and intentionally. For DIY-appropriate repairs like these, that is generally sufficient.
If a buyer’s re-inspector asks about any of these items, your agent can confirm they were addressed by the seller and point to the documentation. Most re-inspectors are satisfied when they test the repair and it functions correctly , the paperwork is secondary for these types of items.
When to Call a Contractor Instead
These five repairs are the ceiling of what most homeowners should attempt on a pre-closing timeline. If your inspection report includes items beyond these , anything electrical beyond basic outlet replacement, plumbing beyond aerator cleaning, HVAC beyond filter replacement, or any structural concern , use a licensed contractor.
Attempted DIY repairs on systems that require licensed trade work create two problems: the repair may not pass re-inspection because it does not meet code, and the buyer’s inspector may flag the workmanship quality as a new concern. The money saved by not hiring a contractor is not worth a failed re-inspection with two weeks left before closing.
If you are unsure whether an item is appropriate for DIY, the answer is usually to call a licensed contractor. Fix Before Closing can help you sort through your inspection report and identify which items need professional handling and which ones you can take off the list yourself.
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Need help sorting out which items on your inspection report you can handle yourself versus which ones need a licensed contractor? We review reports and help sellers build a realistic action plan.
