Avoid the post-closing drama no one has time for.

When you’re under contract, inspection repairs can feel like one more thing on a very long to-do list. A quick Google search, a cheap bid, someone who “can get it done fast”… it’s tempting. But cutting corners with the wrong contractor can turn into a very real (and very expensive) headache — even after closing.

I just had a recent situation where a seller hired someone to replace an electrical panel. Sounds simple enough, right? Except the electrician wasn’t actually licensed. No permit was pulled. And now, months after closing, the issue is circling back on the seller — because the work wasn’t done correctly or legally. That’s the nightmare scenario we’re trying to avoid.

Here’s why vetting licensed contractors matters so much during the inspection process:

1. Buyers will check — and so will the city.

Any permitted work (electrical panels, HVAC, roofs, major plumbing, structural repairs) gets recorded. If the city sees a permit should exist and doesn’t, it can trigger violations, fines, or a required tear-out and redo. No one wants a love letter from the Building Department.

2. Your liability doesn’t magically disappear at closing.

Even though the home is sold, you’re still responsible for the accuracy of your disclosures. If a contractor didn’t have a license, did unsafe work, or skipped a required permit, buyers can (and do) come back asking for repairs, reimbursement, or legal remedies. Closing isn’t a force field.

3. Bad work can kill deals — or cost you more in concessions.

Licensed contractors know how to document repairs, meet code, and provide receipts buyers can rely on. If the work looks sloppy or incomplete, the buyer’s inspector will flag it, and suddenly you’re back to negotiating credits or scrambling on deadlines.

4. Insurance may not cover unlicensed work.

If something fails later — like an electrical panel that wasn’t correctly installed — insurance companies can deny claims if the work wasn’t done by a qualified professional. That risk often falls back on the original homeowner.

5. A little vetting goes a long way.

You don’t need to become a general contractor. You just need to check the basics:

• Verify the contractor’s license online
• Ask whether a permit is required
• Get a written estimate and invoice
• Make sure they carry liability insurance
• Don’t pay cash without documentation (ever)
• A good rule of thumb: if the work touches safety, utilities, structure, or systems — it needs a licensed pro.

How I help my sellers avoid these headaches

Part of my job is helping you navigate inspections without stress or surprises. That includes vetting contractors, recommending licensed pros I trust, and making sure repairs are done correctly the first time.

It’s way easier (and cheaper!) to do things the right way up front than to fix a mess later — especially the kind of mess that shows up after the ink is dry on your closing docs.

If you’re thinking about selling or you want help prepping your home before you list, I’m always here. I’ll help you avoid the shortcuts that turn into stories you don’t want to star in.