Fix the common inspection flags first: drainage around the foundation, faulty wiring and GFCI outlets, roof leaks, and missing smoke or CO alarms. Anything you know about and don’t fix goes on Indiana’s Seller’s Residential Real Estate Sales Disclosure (State Form 46234), which you must give the buyer before accepting an offer.
Fix the things a buyer’s inspector is most likely to write up and the cheap safety items first: water problems around the house, sketchy wiring, roof leaks, and missing or old smoke and carbon monoxide alarms. Whatever you don’t fix, Indiana law says you have to disclose what you know on the state’s seller disclosure form before you accept an offer. So the real choice is fix it or explain it.
What do home inspectors flag most often?
InterNACHI, a home inspector association, surveyed inspectors on the most common problems they find. The top three by far:
- Grading and drainage: named by 35.8% of inspectors. It often leads to water in basements and crawlspaces.
- Electrical wiring: 19.9%, including amateur and sometimes dangerous connections.
- Roof damage: 8.5%, usually leaks from old or damaged shingles or bad flashing.
After those come heating systems, poor overall maintenance, structural issues, plumbing, exterior gaps around windows and doors, and poor ventilation. InterNACHI points out that four of its categories come back to water, so start there.
Which small repairs are worth doing before I list?
| What an inspector may flag | Simple fix to consider | Who should do it |
|---|---|---|
| Water pooling by the foundation | Extend downspouts and slope soil away from the house | You, or a gutter or landscaping pro |
| GFCI outlets that don’t trip or reset | Test and replace faulty outlets | Licensed electrician |
| Active roof leak or damaged shingles | Repair the leak and the damage it caused | Roofer |
| Peeling paint, broken fixtures, loose railings | Touch-ups and small repairs | You or a handyman |
| Dripping fixtures or slow drains | Repair or replace the fixture | Licensed plumber |
| Failed caulk and weatherstripping | Recaulk and replace worn strips | You |
| Missing smoke or CO alarms | Add or replace alarms (see below) | You, or an electrician for hardwired units |
Why these? InterNACHI’s Standards of Practice tell inspectors to report missing smoke and CO detectors, GFCIs that weren’t installed or didn’t work properly, signs of active roof leaks, and improper spacing in stair and deck railings. Those are easy write-ups to avoid.
Keep the receipts and any warranty paperwork. Buyers and their agents will ask what was done and who did it.
What does Indiana require sellers to disclose?
Indiana law (IC 32-21-5) generally requires sellers of 1- to 4-unit homes to fill out the Seller’s Residential Real Estate Sales Disclosure, State Form 46234. The Indiana Real Estate Commission adopted an updated version of the form in 2026. Here’s what the form says:
- You must complete, sign and give it to a prospective buyer before an offer is accepted.
- It’s based on your current actual knowledge, and it isn’t a warranty or a substitute for an inspection.
- If you learn something before closing that changes an answer, you have to tell the buyer in writing right away.
- At closing, you either disclose any material change in the home’s condition or certify that it’s substantially the same.
It asks about appliances, electrical, water and sewer, heating and cooling, the roof (including leaks and more than one layer of shingles), foundation and structural problems, basement or crawlspace moisture, flood, termite and rodent damage, hazards like lead paint, radon and mold, and whether additions or alterations were made without a required building permit. A few transfers are exempt, such as court-ordered sales and the first sale of a never-lived-in home. Talk to your agent or a real estate attorney about your situation.
What smoke alarm rules apply in Indiana?
Indiana Code 22-11-18-3.5 says a home must have at least one working smoke detector outside each sleeping area near the bedrooms and on each additional story, including basements and habitable attics. It goes on the ceiling or on a wall 4 to 12 inches from the ceiling, and the occupant should test it at least every six months.
The U.S. Fire Administration recommends going further: alarms inside and outside each bedroom and on every floor, testing monthly, replacing the whole alarm every 10 years, and choosing interconnected alarms so when one sounds, they all sound. The state disclosure form also asks about the condition of smoke alarms and carbon monoxide detectors, so check both.
Which jobs need a licensed pro?
- Plumbing: Indiana licenses plumbers under IC 25-28.5 through the Indiana Plumbing Commission, and you can verify a license through the state’s Professional Licensing Agency.
- Electrical, gas, HVAC, roofing and structural work: ask the contractor whether a permit is required and who will pull it. The disclosure form specifically asks about work done without a required building permit.
- Cosmetic work like paint, caulk and hardware is usually fair game for you or a handyman.
Should I get my own inspection before listing?
It can take the surprises out of the buyer’s inspection. Just know its limits: InterNACHI’s standards say an inspection isn’t technically exhaustive and the inspector isn’t required to determine code compliance. Use it as a to-do list, not a guarantee.
Need a pro for any of this? Browse our local lists at Best of Indianapolis.
Indianapolis home repair pros: want your business to be the local expert behind this guide? Get featured.
Sources: InterNACHI: Ten Most Common House Problems; InterNACHI Home Inspection Standards of Practice; Indiana Seller’s Residential Real Estate Sales Disclosure, State Form 46234 (IC 32-21-5); Indiana Real Estate Commission, LSA Document #25-627; Indiana Code 22-11-18-3.5 (smoke detectors in dwellings); U.S. Fire Administration: Smoke Alarms; Indiana Professional Licensing Agency: Plumbing Commission. Checked November 2026.
