It seems like homes are selling themselves these days! In a hot seller's market like we've experienced lately, it's easy to think that you can snap your fingers and fetch top dollar. With so many buyers competing for so few available homes, that could be the case.  But will it? Not necessarily!

Getting your property sold depends on a variety of factors. Buyers can tell immediately if it's in a good location, been priced properly, has desirable features, and looks attractive. But what they usually cannot tell right away is whether or not it is truly in good condition. That's why they hire inspectors.

A whole home inspection, combined with the seller's disclosure statement, should give a snapshot of the home's overall condition, with special areas of concern pointed out. There will always be imperfections revealed in a report, and often the sellers are as surprised by the results as the buyers. What buyers want to watch out for are major issues which were not readily apparent from their own observations, which were not revealed on the seller's disclosure, and which affect safety. Also, inspectors may be needed who specialize in wells, septic systems, fireplaces or foundations.

Here are some real-life examples of problems I've encountered which were revealed through inspections:

• Waterlogged well tank
• Improper chimney flashing
• Compromised mortar joints
• Rotted roof beams
• Cracking foundation
• Weak supports in crawl space
• Wiring compromised by rodent activity
• Rusty circuit breakers
• Failed septic system
• Dangerously compromised chimney
• Mold in attic due to improper venting
• High radon levels

Most of these issues could have been prevented with proper maintenance. Luckily in most of these cases, the buyers and sellers were able to reach an agreement and move forward.

If major issues do come up, buyers may choose to walk away, but most likely will ask for a reduced price to compensate for what they'll need to spend in order to correct it. Tensions run high, and this is the point where many deals fall apart. It's hard to hear criticism of your beloved home and the way you've taken care of it. And it's easy to get offended by the notion that the buyers do not consider your home as good enough for them when you feel it is fine the way it is. On the other hand, buyers do not want to be stuck paying for problems that the owner could have prevented in the first place had they taken better care of the property.  In order to preserve the sale, it is best for everyone to put emotions aside, think carefully and keep the big picture in mind. Obtaining quotes from an independent third party for the work to be done can help mitigate some of the tension.

When the pros and cons are weighed out, it is often better to accept less money and move on, than to go back to square one and find a new buyer. If it does have go back on the market, a price reduction is typically needed. Once problems are revealed, they need to be disclosed, and it's not likely the next buyer would be willing to pay top dollar when they know about those issues.

As a seller, these are just a few of the things you can do to ensure a smoother sales process before your home hits the market:

• Keep up with maintenance inside and outside of your home
• Have your HVAC system inspected periodically
• Get your septic pumped
• Keep your gutters cleaned out and make sure water is staying away from your foundation
• Get quotes in writing ahead of time for work that you know will need to be done
• Disclose everything about your home's condition even if it was fixed and is no longer an issue
• Consider having a pre-listing home inspection to avoid surprises later
• Choose an experienced Realtor who can help you overcome any unexpected issues

Selling a home is fraught with uncertainty in the best of circumstances. Making sure that your home is in the best condition possible will help you get a faster sale at a higher price. But if you do encounter problems, having someone by your side to help you find solutions can make all the difference.