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What Is a Pre-Listing Inspection?
A pre-listing inspection is the same comprehensive evaluation we do for buyers, but done before you put your house on the market. I’ll examine all the major systems and components, then give you a detailed report of anything a buyer’s inspector might find.
Here’s what that means for you: You control the timeline, you choose which issues to fix, and you can price your home accurately based on its true condition.
What We Inspect in Your Pre-Listing Inspection
All Major Systems
- Electrical panel, outlets, and fixtures
- Plumbing supply, drainage, and water heater
- HVAC equipment, ductwork, and ventilation
- Roof system, gutters, and flashing
Structural Components
- Foundation and basement areas
- Framing, floors, walls, and ceilings
- Windows, doors, and exterior elements
- Stairs, railings, and safety features
Interior and Exterior
- Kitchen and bathroom fixtures
- Built-in appliances and cabinets
- Siding, trim, and exterior surfaces
- Driveways, walkways, and drainage
Safety and Code Issues
- GFCI protection and electrical safety
- Smoke detector placement and function
- Handrail and guardrail requirements
- Any obvious code violations
How Pre-Listing Inspections Help Your Sale
Faster Closing Process
When buyers know you’ve already identified and addressed issues, their inspection goes smoother. Fewer surprises mean fewer delays and less stress for everyone involved.
Stronger Negotiating Position
You’re not caught off guard by inspection findings. You already know what’s there and can respond confidently to any repair requests or negotiate from a position of knowledge.
Attract Serious Buyers
Homes with available inspection reports often attract buyers who appreciate transparency. It shows you’re a serious seller who has nothing to hide.
Avoid Deal-Killers
Major issues that could derail a sale are identified early. You can decide whether to fix them, adjust your price, or market to buyers who can handle them.
What You Get with Your Pre-Listing Inspection
Comprehensive Written Report
- Detailed findings with clear photos
- Priority levels for each issue
- Explanations in plain English
- Estimated repair costs when possible
Seller Strategy Consultation
- Discussion of which issues to address
- Cost-benefit analysis of repairs
- Pricing strategy recommendations
- Market positioning advice
Contractor Referrals
- Trusted professionals for any needed repairs
- Multiple options for competitive bidding
- Quality contractors who do good work
- Help coordinating repair schedules
Ongoing Support
- Answers to buyer inspection questions
- Help interpreting repair estimates
- Guidance through the selling process
- Resource for any concerns that come up
Pre-Listing Inspection Process
Schedule Your Inspection
We’ll coordinate a time that works with your schedule. The inspection typically takes 2-4 hours, and you don’t need to be present unless you want to be.
Thorough Property Evaluation
I’ll examine your home just like a buyer’s inspector would, using the same professional equipment and systematic approach. No stone left unturned.
Immediate Consultation
After the inspection, I’ll walk you through any significant findings and discuss your options. You’ll know right away what we discovered.
Detailed Report and Strategy
You’ll receive your comprehensive report the same day, plus my recommendations for how to handle any issues we found.
Pre-Market Preparation
Use the information to make informed decisions about repairs, pricing, and marketing strategy. List your home with confidence.
Ready to List Your Home with Confidence?
Don’t wait for a buyer’s inspection to reveal problems. Get ahead of issues and take control of your selling timeline.
Frequently Asked Questions
How much does a pre-listing inspection cost?
Pricing is the same as our buyer inspections, typically $300-600 depending on your home’s size and complexity. It’s an investment that often pays for itself by preventing deal delays or price reductions.
Should I fix everything you find?
Not necessarily. We’ll help you understand which issues are deal-breakers, which are negotiable, and which can be priced into the sale. Sometimes disclosure is better than repair.
Do I have to share the report with buyers?
No, you’re not required to share it, but many sellers do because it builds trust. You can also use the information to fix issues and then not mention the inspection at all.
What if you find major problems?
Major problems are better discovered by you than by a buyer’s inspector. We’ll help you understand your options: repair, replace, adjust price, or target different buyers who can handle the issues.
How long before listing should I get inspected?
Ideally 2-4 weeks before listing. This gives you time to address any issues you choose to fix and incorporate the findings into your marketing strategy.