The preparation chapter
Before you list,
know your home’s systems.
Give yourself time to gather records, ask better questions and compare your options. Solar, wells, septic and other specialty systems deserve attention before the pressure of a buyer’s inspection deadline.
Build your preparation planThree steps before the listing goes live
01 · Gather what you know
Build a property file with permits, contracts, equipment details, reports and service contacts. Mark unknowns clearly.
02 · Ask the right specialist
Identify what a general inspection excludes. Confirm local requirements, access, timing and the scope of any testing.
03 · Decide and document
Compare written findings and quotes with Erin. Separate safety concerns, required work and optional improvements; document completed work and unresolved items.
Early preparation can give you more time to make decisions. It does not guarantee savings, a higher sale price or that a buyer will waive inspections or repair requests. Discuss disclosure obligations and contract questions with the appropriate professionals.
Solar: clarify ownership and transfer
Start with the agreement, not the panels.
Gather
Ownership, loan, lease or power purchase agreement (PPA); amendments; current balance and dated payoff quote; installation and service records; production history; warranties.
Ask before listing
Ask the provider about transfer approval, fees, timing and remaining obligations. Have the lender and title team review financing and applicable filings. Ask a qualified solar/roof professional about roof condition and removal/reinstallation responsibilities.
Prepare the handoff
Obtain written transfer or payoff instructions. Do not promise that a buyer can assume the agreement, retain utility credits or achieve the same savings.
Reference: U.S. Department of Energy: buying a house with solar panels
Private wells: understand the water supply
Water quality, water quantity and permitted uses are different questions.
Gather
Well permit number, construction and pump records, depth, pump age, documented yield/recovery results, pressure tank and storage capacity. Include treatment records and any shared-well agreement.
Ask before listing
Confirm allowed uses with Colorado DWR. Ask a well specialist about condition and flow/recovery testing. Arrange certified-laboratory water sampling and ask local health officials which contaminants to include. Record the driller, pump contractor and treatment-provider contacts.
Prepare the handoff
Keep dated test results, service instructions and the power-outage plan. A well does not receive the same routine pump-out service as a septic tank. One flow test cannot promise year-round supply.
Reference: Colorado DWR: well permitting · EPA: protecting your home’s water
Septic: coordinate the inspection before pumping
A pumping receipt is not a complete system assessment.
Gather
Permit, as-built drawing, age, tank gallons, permitted bedrooms/design flow, system type, pumping and repair history. Locate the tank, drainfield, reserve area, pumps and alarms.
Ask before listing
Contact the property’s county or local health department early. Ask about transfer/use permits, approved inspectors, required testing or pumping, report validity, fees and deadlines. Coordinate a pre-listing inspection and pumping with the inspector so useful evidence is not lost. Ask what the tank, controls and drainfield evaluation includes and excludes.
Prepare the handoff
Keep the inspection findings, required approvals and completed-repair evidence together. Obtain a property-specific service schedule. Never enter a septic tank.
Reference: EPA: caring for your septic system
Radon: test, then plan from the results
An installed fan or an old report does not establish today’s level.
Gather
Previous reports and testing conditions; mitigation installation details, warranty, service history and post-installation results.
Ask before listing
Discuss testing before listing with a qualified provider. If mitigation is recommended, obtain a written scope covering installation, electrical or permit work, routing and follow-up testing. Follow the testing instructions and applicable local requirements.
Prepare the handoff
Retain the results and any post-mitigation verification. Get property-specific quotes rather than budgeting from a universal installation price. Explain ongoing operation and retesting to the buyer.
Reference: EPA: radon resources for real estate
Windows: diagnose before choosing a repair
Identify the affected units and the cause of the problem.
Gather
Manufacturer and model where available, installation date, warranty, prior repairs and photos identifying each affected window.
Ask before listing
Ask a window or glass specialist about fogging, leaks, damaged frames, locks and operation. Where appropriate, compare glass-unit, sash and full-window replacement. Request an itemized scope including access, trim repairs, lead time and warranty. Verify that the proposed work addresses the diagnosed condition.
Prepare the handoff
Keep invoices and warranty terms. Address safety concerns with a qualified professional; do not represent a cosmetic treatment as a verified repair.
Wood boilers: document the equipment and the work
Unusual heating equipment deserves a model-specific review.
Gather
Make/model, serial number, age, exact manufacturer manual, permits, service history, fuel requirements and the buildings or hot-water systems served. Identify backup heat.
Ask before listing
Ask a technician familiar with the model about condition, piping, pumps, controls and safe operation. Arrange appropriate chimney/venting review. Confirm insurance acceptance and local requirements. Ask for written instructions for fuel storage, cleaning, water treatment where applicable, power loss and freeze protection.
Prepare the handoff
Provide service contacts, maintenance instructions and a safe operating lesson. Discuss fuel, electricity, labor, service and replacement costs with actual providers. Do not improvise startup, shutdown or chemical-treatment procedures.
Reference: Central Boiler: model-specific support (for this manufacturer’s equipment)
Your next practical step
Create one property file
- Equipment: location, make/model, age, serial and permit numbers.
- People: installer, current service provider, specialist and local authority contacts.
- Evidence: contracts, test dates, reports, service records and inspection limits.
- Decisions: missing information, written scopes and quotes, agreed work and completion evidence.
- Handoff: manuals, warranties, transfer instructions, maintenance schedule and unresolved issues.
Start with the systems you have and the information already available. Ask Erin to help organize your next questions before scheduling work.
Keep the bigger picture
Preparation is one chapter of your sale.
Request the full Home Selling Master Guide for preparation, pricing, offers, inspections, closing and moving. Email is required. A name, phone number, property details and requests for a CMA or call are optional.
The full guide is currently provided by personal email after Erin reviews your request.
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