Every wholesaler who’s worked a novation knows the paperwork isn’t the hard part.

The real friction comes later, when buyers, contractors, appraisers, and inspectors all need to get inside the property at different times.

If you don’t coordinate access correctly, you risk blown timelines, frustrated sellers, and deals that never reach the closing table.

This guide breaks down how to manage inspections and access during a novation, listing the right way. You’ll see how to keep the seller comfortable, satisfy buyer requirements, and stay compliant with what the MLS, agents, and lenders expect. The goal is simple: fewer headaches and smoother closings.

The role inspections play in a novation listing

Retail buyers expect inspections. Lenders often require them. Appraisers need a clear look at the property too. That means your novation deal has to pass through the same inspection hoops as any other retail sale.

The difference is that you’re not just the “invisible wholesaler” in the background. You’re coordinating between the seller and all these third parties, while making sure the property is ready for showings, inspections, and re-inspections if needed.

Common access challenges

Wholesalers often run into the same problems when inspections start rolling in:

• Seller frustration with too many strangers coming in and out

• Buyers wanting quick inspection dates that don’t match the seller’s schedule

• Contractors or repair crews overlapping with inspectors

• Lack of clear responsibility for access (lockboxes, keys, agent presence)

• Confusion about what must be disclosed when inspectors find issues

These challenges are manageable if you set expectations early and put systems in place.

Step 1: Set expectations with the seller

Sellers in novation deals need to understand upfront that a retail buyer will likely bring in multiple inspectors. The smoother you set this up, the fewer complaints you’ll deal with later.

Key talking points to cover with the seller:

• There will be at least one full property inspection and possibly follow-up visits

• Lenders may require appraisers to return if repairs are still being completed

• Buyers may ask for specialized inspections (roof, HVAC, mold, etc.)

• You or the listing agent will handle scheduling and coordinate times with them

• The seller should expect multiple access requests over a 2–4 week period

Clarity now avoids frustration later.

Step 2: Decide on access control

How you grant access depends on your local rules, your seller’s comfort level, and whether a licensed listing agent is involved.

Options to consider:

• Lockbox access if allowed by the MLS and approved by the seller

• Agent-accompanied access where the listing agent is present for every visit

• Scheduled entry through the wholesaler or contractor if work is ongoing

• Combination approach where sensitive areas are locked, but general access is provided

The goal is to make it easy for inspectors and appraisers while still respecting the seller’s privacy.

Step 3: Coordinate with contractors

In many novation deals, repairs and updates are happening while buyers are doing inspections. That overlap can cause chaos if not managed carefully.

Tips for coordinating contractors and inspectors:

• Never schedule contractors and inspectors at the same time

• Block out contractor hours and inspector hours separately on a shared calendar

• Make sure repair crews clean up and remove tools before inspections

• Confirm that any in-progress work won’t trigger red flags during inspection photos

Contractors can help your deal, but only if they stay out of the buyer’s way.

Step 4: Manage buyer expectations

Buyers are used to retail deals, so they assume inspections will run smoothly. You need to manage their expectations without raising unnecessary questions about the novation.

How to communicate with buyers and their agents:

• Inspections will be scheduled promptly, but may require seller coordination

• Any repairs flagged will be addressed before closing as part of the seller’s commitment

• Access will be provided in a professional and timely way

• You’ll confirm dates quickly so the buyer feels confident

This keeps the buyer focused on their due diligence instead of wondering why things feel different.

Step 5: Document everything

One of the easiest ways to protect your novation deal is to keep a clear paper trail.

Always document:

• Who requested access and when

• Who granted access (seller, agent, wholesaler, contractor)

• What times were scheduled and confirmed

• What was found during inspections, and how it was disclosed

This documentation protects you if a dispute comes up about delays, damages, or undisclosed issues.

Handling repairs after inspections

Inspections almost always trigger repair requests. In a novation, you’re often the one coordinating with contractors to get them done.

Best practices:

• Prioritize lender-required repairs first, since they’re non-negotiable

• Get contractor bids in writing before committing to timelines

• Keep the buyer updated on progress without over-promising

• Schedule re-inspections only after the work is fully complete

Remember, your profit depends on the repair timeline staying tight.

The disclosure piece

Every inspection report creates potential disclosure obligations. You can’t hide what was found, even if repairs are being made. Work with the listing agent to:

• Update seller disclosures if required by state law

• Provide receipts and completion letters for finished repairs

• Be transparent with buyers about what was corrected

Transparency reduces the risk of post-closing disputes and keeps the transaction compliant.

Tools that keep inspections on track

When you’re juggling multiple inspections, contractors, and seller communications, small mistakes can snowball.

Tools like Goliath Data help by centralizing reminders, messages, and updates in one place.

You’ll know when each inspection is scheduled, who’s responsible for granting access, and what still needs follow-up. That way, you can stay focused on closing instead of chasing details.

External resources to know

If you want to go deeper on inspection requirements and best practices, this resource can be helpful:

American Society of Home Inspectors

It provides detailed information on what inspectors look for and how to prepare properties for smoother inspections.

Suggested internal links

To strengthen SEO and give readers additional context, this article should link internally to:

• “Coordinating Repairs and Access While the Home is Under Contract”

• “Step-by-Step: How to Lock Up and Market a Novation Deal Legally”

These posts tie directly into inspection and access challenges, creating a complete resource hub on managing novation deals.

Wrapping Up

Inspections and access are the hidden make-or-break stage of novation deals. Handled well, they keep buyers confident, lenders satisfied, and sellers cooperative. Handled poorly, they cause delays, cancellations, and lost spreads.

By setting expectations with the seller, controlling access, coordinating contractors, and documenting every step, you’ll move through this stage without drama.

Keep the process transparent, professional, and organized, and your novation will look and feel like any other retail transaction.

If you’re tired of chasing contractors and missing inspection dates, Goliath can help.

It automates follow-up, keeps your calendar in sync, and makes sure every moving part stays visible. That way, you can focus on closing spreads, not babysitting schedules.