If you are planning to sell in Cottleville or Dardenne Prairie, the term “occupancy inspection” can raise questions about timing and cost. It is normal to wonder what is required, who schedules it, and how it could affect closing. This guide walks you through what local sellers like you need to know, including when inspections are triggered, what inspectors look for, and how to avoid delays. Let’s dive in.
What an occupancy inspection is
An occupancy inspection is a municipal review that confirms a home meets minimum safety, health, and code standards before a change in occupancy. Cities use it to verify safe exits, functioning life-safety systems, sanitary plumbing and utilities, and proper completion of permitted work. Depending on your situation, it could be a change-of-occupancy inspection, a certificate of occupancy after renovations, or a rental registration inspection.
Do you need one locally
Requirements vary by municipality in Missouri. In Cottleville and Dardenne Prairie, the building or code enforcement office is the primary authority, and the local fire department may also review life-safety items. Because rules change, you should verify your exact requirement with the city’s building department and your title company before listing.
- City of Cottleville: Building or Code Enforcement Division
- City of Dardenne Prairie: Building or Code Enforcement Division
- St. Charles County: Building or planning department for unincorporated areas
- Local fire department: For smoke and carbon monoxide requirements
Common triggers to plan for
- Change of ownership when a city requires a transfer inspection or certificate of occupancy.
- Rental registration or tenant turnover when a home is leased.
- Final sign-off for recent permitted renovations.
- Lender or title company requests tied to closing.
- City-initiated inspections after complaints or visible exterior issues.
Who schedules and who attends
In a standard sale, either you or your agent may schedule the municipal inspection if required by the city or contract. Buyers sometimes request a municipal verification as a contingency. Expect a municipal inspector and sometimes a fire inspector to attend, along with you or your representative. Most single-family inspections take 20 to 60 minutes and end with a pass, a correction list with re-inspection, or a conditional approval.
What inspectors check
Life safety
- Smoke detectors on each level and near sleeping areas, tested and functional
- Carbon monoxide alarms near sleeping areas when fuel-burning appliances or an attached garage are present
- Clear exits and operable egress windows in bedrooms
Electrical
- No open splices or exposed wiring
- GFCI protection in kitchens, bathrooms, garages, and exterior outlets where required
- Safe panels, working disconnects, and functional outlets and switches
Plumbing and water
- Working toilets, sinks, and showers with no active leaks
- Properly installed water heater with a temperature and pressure relief valve
- Reliable potable water and waste disposal
HVAC and ventilation
- Functional heating system
- Safe venting for combustion appliances
- Basic cooling function if present
Structure and exterior
- Safe stairs, handrails, and guardrails at required heights
- Intact, weather-tight roof and windows
- Visible house numbers from the street
Sanitation and pests
- No significant trash accumulation or pest conditions that pose a health risk
Permits and documentation
- Evidence that permitted work received final sign-off
- No obvious un-permitted major system work creating hazards
- Utilities available for testing when required
Pre-inspection checklist for sellers
- Confirm requirements with the city building department and your title company.
- Gather documents: prior certificate of occupancy, permits for past work, and repair receipts.
- Test and install smoke and carbon monoxide alarms as needed. Replace batteries.
- Fix visible hazards: loose handrails, trip hazards, nonfunctional fixtures, and leaks.
- Ensure house numbers are visible from the street.
- Confirm utilities are on for the inspection.
- If tenant-occupied, coordinate access with proper notice.
Timeline, fees, and closing impact
Municipal scheduling often needs several business days to two weeks. If violations are found, a re-inspection is common and may add days to a week. You should allow 1 to 3 weeks from initial scheduling to final clearance if repairs or permits could be required. Inspection fees for single-family homes in small to mid-size Missouri cities often range from 50 to 200 dollars for the initial visit, with extra fees for re-inspections. Private pre-listing inspections by third parties typically range from 300 to 600 dollars and can help you correct items before the city visit.
Common failure points and quick fixes
- Missing or nonfunctional smoke and carbon monoxide alarms. Install or replace quickly.
- Electrical items like missing GFCIs or open junction boxes. Hire a licensed electrician if needed.
- Active plumbing leaks or nonworking fixtures. Repair or replace promptly.
- Blocked exits or inoperable egress windows. Clear pathways and test operation.
- Handrails or guardrails out of compliance. Repair or replace to meet height and strength requirements.
- Evidence of un-permitted major work. Speak with the city about retroactive permits and inspections.
Selling with tenants in place
When tenants occupy the home, provide required notice for inspection access and coordinate times that respect the lease and local rules. Address habitability issues promptly if identified by the inspector. Keep clear records to separate tenant-caused damage from existing conditions. Good communication with tenants helps inspections go smoothly and supports an orderly closing.
Contracts, lenders, and title
Your purchase contract may include an occupancy or municipal inspection contingency. Lenders or title companies can require municipal clearance or proof of paid utility accounts before funding. Unresolved violations may delay closing. Plan your inspection early and build in time for repairs to keep the transaction on track.
How The Benes Group helps you prepare
You deserve a smooth, timely closing in Cottleville or Dardenne Prairie. The Benes Group coordinates your pre-listing plan so you pass occupancy requirements with confidence. Our white-glove approach covers scheduling guidance, repair prioritization, and presentation. Through RealVitalize, you can finance select pre-listing projects with no upfront cost, then pair improvements with professional staging for maximum market impact. We also align your inspection milestones with pricing strategy and launch tactics, including pocket and coming-soon programs that create early buyer interest.
If you want an efficient sale that protects your timeline and net proceeds, start your occupancy plan early and bring in a team that handles the details.
Ready to sell with confidence in Cottleville or Dardenne Prairie? Request a Complimentary Home Valuation from The Benes Group.
FAQs
Are occupancy inspections always required for a home sale in Cottleville or Dardenne Prairie
- No, requirements vary by city and situation, so confirm with the city building department and your title company.
Who usually pays for occupancy inspection repairs during a sale
- It depends on the contract; sellers commonly correct violations or negotiate credits with buyers.
Can a failed occupancy inspection delay my closing
- Yes, if a lender or title company requires municipal clearance, unresolved violations can delay funding.
How long does a re-inspection take to schedule in St. Charles County cities
- Re-inspections are often scheduled within days to a week, depending on municipal capacity and repair scope.
What is the typical cost range for municipal occupancy inspections near Dardenne Prairie
- Initial municipal inspections for single-family homes often cost 50 to 200 dollars, with extra fees for re-inspections.
