Are you getting your Allentown home ready to sell and worried an inspection could slow you down? You are not alone. A few small fixes often make the difference between a first-try pass and a costly delay. In this guide, you will learn what inspectors tend to flag most, how to prep each room, and simple staging-friendly fixes that keep your timeline on track. Let’s dive in.
How Allentown inspections typically work
If your sale will include a municipal inspection or property maintenance check in Allentown, plan for a safety and habitability review. Inspectors focus on core items like smoke and CO alarms, GFCIs, handrails and egress, peeling paint, leaks, and obvious hazards. The process is designed to protect occupants and keep housing stock safe.
Purpose and scope
A typical pre-sale or property maintenance inspection looks at life-safety systems and basic conditions. That includes alarms, electrical safety, plumbing function, stairs and railings, structural and exterior hazards, and deteriorated paint. Many cities base their checklist on a property maintenance code.
Typical workflow
- You or your agent schedules the inspection.
- The inspector walks the home using a checklist and notes any violations.
- You receive a report and a timeline to correct items. A re-inspection may be required and can carry a fee.
Because rules and timing can vary by municipality, verify details such as alarm types, any re-inspection fee, and whether a certificate is issued after repairs with Allentown’s code office before you schedule.
Smart prep approach
Focus first on low-cost, high-impact fixes. Test and replace alarms, verify GFCIs, secure railings, touch up peeling paint, and fix visible leaks. Handle bigger issues with licensed contractors. Keep receipts and photos so you can show proof of repairs.
Common items that trigger fails
Below are the most frequent issues inspectors flag and how you can get ahead of them.
Smoke and CO alarms
What inspectors check: presence, correct placement, working condition, and age. Hard-wired with battery backup may be preferred in some cases.
Why it matters: These are key life-safety systems and one of the most common fail points.
Your quick checks:
- Test every alarm and replace batteries.
- Replace smoke alarms older than 10 years and CO alarms older than 5 to 7 years per manufacturer guidance.
- Place alarms in each bedroom, outside sleeping areas, and on every level, including the basement. Add CO alarms near sleeping areas if you have fuel-burning appliances or an attached garage.
Staging-friendly fixes:
- Use low-profile, color-matched units that meet code.
- Replace yellowed covers so devices blend in.
GFCIs and electrical basics
What inspectors check: working GFCIs in kitchens, baths, garages, basements, and outdoors, plus missing covers, exposed wiring, and tidy panels.
Why it matters: GFCIs prevent shocks and reduce fire risk.
Your quick checks:
- Test GFCIs and replace any that fail.
- Replace cracked outlet and switch covers to ensure safe, uniform surfaces.
- Label panel circuits clearly and correct visible hazards with a licensed electrician.
Staging-friendly fixes:
- Upgrade to clean, matching faceplates for a consistent look.
Handrails, guardrails, stairs, and egress
What inspectors check: secure handrails, proper guardrails on decks and porches, solid stair treads, and clear emergency egress from sleeping areas.
Why it matters: Prevents falls and supports safe escape in an emergency.
Your quick checks:
- Ensure handrails are continuous where required and firmly anchored.
- Tighten or replace loose treads and nosing.
- Confirm any bedroom in the basement has a code-sized egress window.
Staging-friendly fixes:
- Tighten balusters and refinish railings.
- Add tasteful non-slip stair treads if suitable and secure.
Peeling paint and potential lead hazards
What inspectors check: peeling, cracking, or flaking paint on interior and exterior surfaces, especially on windows, doors, and stairs.
Why it matters: Homes built before 1978 may have lead-based paint. Deteriorated paint can pose a health risk.
Your quick checks:
- Identify peeling paint and stabilize it by scraping, sanding, priming, and repainting. If the home is pre-1978, consider a certified contractor, especially for larger areas.
- Gather any lead testing or abatement documentation.
Staging-friendly fixes:
- Prioritize high-touch and high-visibility surfaces and repaint in neutral tones.
- Use low-VOC paints and clean work areas thoroughly.
Plumbing leaks and sanitation
What inspectors check: active leaks, nonworking fixtures, hot water supply, and signs of water damage or mold.
Why it matters: Leaks can cause structural damage and health issues.
Your quick checks:
- Run all fixtures and check under sinks for drips.
- Fix leaking toilets and dripping faucets.
- Confirm the water heater operates safely and the pressure relief valve and venting are in good condition.
Staging-friendly fixes:
- Re-caulk tubs, showers, and counters.
- Swap dated faucets for simple, modern models.
Roofs, porches, foundations, and exterior hazards
What inspectors check: obvious roof wear, unsafe porches or steps, broken windows, missing exterior handrails, and trip hazards.
Your quick checks:
- Clean gutters and downspouts and replace visibly damaged shingles.
- Stabilize porch railings and repair broken steps.
- Mark or fix tripping hazards along walkways.
Staging-friendly fixes:
- Pressure-wash walkways and refresh porch paint or stain.
- Add simple plants or lighting to improve first impressions while repairs are underway.
HVAC and heating equipment
What inspectors check: safe, working heat, proper venting, and filter condition.
Your quick checks:
- Replace filters and test the thermostat and heating system.
- Keep any recent service receipts on hand.
Staging-friendly fixes:
- Clean grilles and registers for a fresh look.
- Schedule a visible tune-up and have documentation ready.
Room-by-room seller checklist
Use this quick walkthrough to prep before you schedule an inspector.
General and entry
- Test smoke and CO alarms. Replace aging units and batteries.
- Replace cracked switch and outlet covers.
- Keep doors and hallways clear for safe egress.
Living areas, halls, and stairs
- Secure and level handrails and balusters.
- Reattach loose stair treads and nosing.
- Remove trip hazards and unsecured rugs.
Kitchen
- Test GFCIs at counters and the island.
- Check range connections and hood vent operation.
- Fix leaks and re-caulk backsplashes and sinks.
Bathrooms
- Test GFCIs.
- Re-caulk around tubs and showers.
- Repair running or leaking toilets.
Bedrooms and basement
- Confirm bedroom egress windows open easily.
- Address visible moisture or mold and source leaks.
- Secure basement handrails and improve lighting.
Exterior
- Repair loose porch or deck boards and railings.
- Replace missing exterior handrails and fix broken steps.
- Fix broken windows and repair or repaint peeling exterior paint.
Documents to gather
- Receipts for repairs, HVAC, roof, electrical, and plumbing work.
- Permits and final approvals if applicable.
- Lead inspection or abatement records for pre-1978 homes.
Lead rules for pre-1978 homes
If your home was built before 1978, federal law requires specific steps when you sell:
- Provide the EPA/HUD lead hazard information pamphlet to buyers.
- Disclose any known lead-based paint or lead hazards.
- Include a lead hazard disclosure form in the contract.
- Allow buyers a 10-day period to conduct a lead-based paint risk assessment, unless you both agree otherwise.
If you plan repairs that disturb painted surfaces in a pre-1978 home, contractors may need EPA Renovation, Repair and Painting certification and must use lead-safe practices. When in doubt, talk with a certified lead inspector or contractor and document all work.
Costs, contractors, and timelines
Start with items that deliver the fastest pass at the lowest cost. Then plan for larger work if needed.
- Smoke alarm replacement: low tens of dollars per unit. Hard-wired or interconnected systems cost more.
- CO alarms: low tens of dollars per unit for plug-in or battery models.
- GFCI replacement: typically low hundreds per outlet including electrician labor.
- Handrail repair or replacement: low hundreds to several hundred dollars depending on scope.
- Paint touch-ups or small interior repainting: hundreds to a few thousand dollars depending on area and prep.
- Lead testing and abatement: testing is relatively low cost, while abatement varies and must be done by certified pros when required.
Timelines:
- Small fixes like alarms, outlets, and caulking: often completed in days.
- Licensed or permitted work: plan for weeks, including scheduling, permits, and re-inspection.
Practical tip: get at least two local estimates for significant repairs and set aside time for re-inspections in your closing plan.
Avoid last-minute surprises
- Do a private pre-inspection. Hire a local home inspector or ask a contractor for a walkthrough focused on common municipal items.
- Prioritize life-safety items first. Handle alarms, GFCIs, handrails, leaks, and exposed wiring before cosmetic work.
- Repair and document. Keep receipts, before-and-after photos, and any permits. Share these with the inspector and buyer.
- Stage while you fix. Choose matching hardware, clean faceplates, fresh paint, and clutter-free rooms so the home shows well and passes inspection.
- Verify city specifics early. Ask Allentown’s code office about alarm types and placement, re-inspection timing and fees, and any certificate or clearance that follows repairs.
Ready to sell in Allentown?
You can pass on the first try with a clear plan, quick fixes, and the right pros on your side. If you want local guidance from pricing through inspection and closing, our boutique team can coordinate repairs, documentation, and timing so you stay on track. Let’s connect and build a smooth plan for your sale with The Mark Molchany Group.
FAQs
Do I need a pre-sale inspection for a home in Allentown?
- Requirements can vary by municipality and property type. Contact Allentown’s code or property maintenance office to confirm whether an inspection or certificate is required for your sale and what checklist applies.
Where should smoke and CO alarms be placed in a typical Allentown home?
- A common baseline is one smoke alarm in each bedroom, one outside sleeping areas, and one on every level including the basement. CO alarms are typically near sleeping areas if you have fuel-burning appliances or an attached garage. Verify final placement standards with the city.
Are battery-only alarms acceptable for resale?
- Some municipalities allow battery-only units and others require hard-wired or interconnected alarms. Ask Allentown’s code office what is acceptable before you buy and install new devices.
Does peeling paint always mean lead in older homes?
- Not every older home has lead-based paint, but any deteriorated paint in pre-1978 homes should be treated as a potential lead hazard. Follow federal disclosure rules and consider a certified lead inspection or lead-safe repairs.
What if I cannot complete repairs before closing?
- Talk with your agent and the buyer about options such as repair escrows, adjusted timelines, or staged repairs with re-inspection. Keep documentation to show progress and approvals.
How can a local real estate team help me pass on the first try?
- A local team can suggest fix-first priorities, connect you with vetted contractors, coordinate timing with the city and buyer, and organize receipts and permits so your re-inspection or clearance is quick and simple.
