Pre‑List Checklist for Holliday Farms Custom Homes

Listing your Holliday Farms custom home should feel exciting, not stressful. In Zionsville’s luxury market, small issues can trigger buyer doubts, delays, or last‑minute credits. You want a clean launch, confident showings, and a smooth closing. This step‑by‑step checklist focuses on radon, drainage, HVAC, and permits, with exactly what to test, fix, and document so you can go live clean and stay in control. Let’s dive in.

Your pre‑list objectives

You want to remove likely inspection red flags before buyers ever step through the door. You also want to hand buyers a tidy documentation packet that answers their biggest questions. That combination makes your home easier to trust and faster to close.

• Identify and resolve common issues early: radon, drainage, HVAC, and unpermitted work.
• Produce clear documentation: test results, service receipts, and finalized permits.
• Reduce days on market and limit repair or credit renegotiations after you go under contract.

Radon: test, decide, document

Central Indiana has measurable radon potential, so plan to test before listing. The U.S. Environmental Protection Agency sets the action level at 4.0 pCi/L. If your average short‑ or long‑term result is at or above that level, mitigation is recommended. You can read more in the EPA’s radon basics and action level guidance.

What to do now:

• Order a professional short‑term test 2 to 3 weeks before going live. Continuous monitors used by pros offer high confidence. The Indiana Radon Program shares state guidance and contractor resources.
• If results are at or above 4.0 pCi/L, obtain quotes from certified mitigators. Look up providers in the NRPP certification directory or the NRSB directory.
• If you install a system, keep the design summary, photos, warranties, and post‑mitigation test results.
• Save chain‑of‑custody records and test kit certificates. Include final reports in your disclosure or pre‑inspection packet.

Drainage and grading tune‑ups

Buyers and inspectors look closely at water management around the foundation. As a general guideline, maintain about 6 inches of drop in the first 10 feet away from the foundation. Downspouts should discharge to an approved system or at least 5 to 10 feet away to reduce ponding near the home. For practical yard guidance, see Purdue Extension’s resources.

Where to start:

• Walk the perimeter during or right after a heavy rain. Note any ponding, splashback, or gutter overflow.
• Clear gutters and downspouts. Add extensions so water exits well away from the foundation.
• Regrade low spots and add topsoil where the slope is flat. Compact to limit settling.
• For persistent water issues, get estimates for targeted fixes like French drains, swales, catch basins, or sump checks. In Holliday Farms, confirm HOA requirements before altering stormwater flow and consult local rules via the Town of Zionsville or Boone County as applicable.
• Keep receipts, approvals, and before‑and‑after photos to reassure buyers.

HVAC service and safety proof

HVAC condition affects comfort during showings and confidence during inspections. A documented tune‑up helps buyers feel good about near‑term operating costs and safety.

What your pre‑sale tune‑up should include:

• Change and note filter sizes. Clean evaporator and condenser coils. Clear condensate lines and pans.
• Verify refrigerant charge and check for leaks. Test and calibrate thermostats.
• Inspect ductwork for leaks or disconnections and document any repairs with photos.
• For furnaces and other combustion appliances, verify venting, flame quality, and safety controls. Test carbon monoxide alarms and confirm units are installed and dated correctly.

Best practices and credentials:

• Hire a licensed HVAC pro and consider a NATE‑certified technician. Learn about technician credentials through NATE and maintenance standards from ACCA.
• Gather model and serial numbers, manuals, warranty details, and service invoices. Consider a concise system age and component list for buyers.

Presentation tips:

• Include a recent HVAC service invoice in your listing packet. A short service warranty or home warranty can also help reduce buyer anxiety.

Permits, HOA approvals, and records

In custom communities, permit history and HOA compliance matter. Buyers, inspectors, and lenders often ask for proof that additions or system changes were permitted and finalized. Unpermitted work can trigger delays, re‑inspections, or credits.

Your records checklist:

• Request permit history and final inspection signoffs from the Town of Zionsville Planning and Building or the Boone County Building Department, depending on jurisdiction.
• Compile contractor invoices, lien waivers, manuals, and warranties for major systems and finishes.
• Gather surveys, recorded easements, and plat maps if available. Confirm Holliday Farms HOA approvals for exterior changes.
• If you discover missing permits, ask the local building department about retroactive permits or closure steps. Obtain contractor quotes and disclose as required. You can verify contractor licensing through the Indiana Professional Licensing Agency.

Additional pre‑list actions

A few low‑effort steps can prevent surprises and support a premium presentation.

• Pre‑listing home inspection to catch issues early and decide whether to repair or disclose.
• Roof and gutter inspection with photos and any transferable warranties.
• Termite and pest inspection if relevant, plus treatment receipts if needed.
• Deep clean, neutral staging, and light landscaping refresh for curb appeal.
• Review Holliday Farms HOA rules on exterior aesthetics, signage, and open houses before showings.

Four‑week prep timeline

3 to 4 weeks before listing:

• Run a professional short‑term radon test.
• Schedule an HVAC tune‑up and save the service invoice.
• Order a pre‑listing home inspection.
• Request permit history and records from Zionsville or Boone County.

1 to 2 weeks before listing:

• Complete drainage fixes and minor grading. Photograph improvements.
• Resolve obvious items from your pre‑inspection that could derail negotiations.
• Assemble your documentation packet.

Day you go live:

• Upload or share test reports, permits and closeouts, warranties, and recent service receipts with buyer agents.

What to include in your documentation packet

• Radon test reports, chain‑of‑custody, and any post‑mitigation results.
• HVAC service invoice within the last 12 months, plus model and serial numbers.
• Roof, window, siding, appliance, and system warranties or manuals.
• Permit records, final inspection signoffs, and certificate of occupancy if applicable.
• Holliday Farms HOA approvals for exterior work and applicable community guidelines.
• Photos of drainage improvements, grading, or other completed repairs.

Ready to go live clean?

When you prep with a Holliday Farms lens, you remove guesswork for buyers and protect your negotiation strength. If you want a second set of eyes on your timeline and documentation, Team Deck specializes in luxury and golf‑community listings across Zionsville and the northern suburbs. Request a complimentary home valuation, and let’s tailor this checklist to your property and goals.

FAQs

Do I need to test for radon before listing in Zionsville?

• You are not legally required to test, but pre‑listing testing is smart because buyers often ask for it and may request mitigation or credits if a later test reads high.

What if I find work that was done without permits?

• Disclose per Indiana rules, consult the local building department on retroactive permits or corrections, and get contractor quotes so buyers understand the path to resolution.

How long does standard radon mitigation take?

• Most sub‑slab systems are installed in about 1 to 2 days, followed by a short‑term post‑mitigation test to confirm results.

Will a recent HVAC tune‑up stop buyers from asking for a new system?

• A documented tune‑up reduces concern and helps negotiations, but buyers still consider age and condition when evaluating future costs.

How should I handle drainage issues before listing a Holliday Farms home?

• Clear gutters and extend downspouts, regrade flat or low areas, and get estimates for targeted fixes if needed. Document changes and confirm HOA compliance.

Where do I verify contractors and permits for a Holliday Farms property?

• Start with the Town of Zionsville or Boone County building departments for permits and use the Indiana Professional Licensing Agency to verify contractor credentials.