Most sellers don’t think about a home inspection until after they accept an offer.
That’s understandable.
You already have a long list of things to handle when getting your house ready for sale.
But skipping a pre-listing inspection can put you at a disadvantage.
Because in many cases, the buyer will order their own inspection during escrow.
And that is when the pressure starts.
Repair requests. Credits. Tense negotiations.
And if the buyer gets spooked, the deal can fall apart and your home may end up back on the market.
Relying on the buyer’s inspection puts you on defense.
A pre-listing inspection puts you in control.
You uncover issues before listing. You decide what to fix. You price with clarity. You negotiate with confidence.
That said, a pre-listing inspection isn’t right for every seller.
Here’s everything you need to know about a home inspection before selling your house.
What is a pre-listing home inspection?
A pre-listing inspection is a standard home inspection the seller orders before listing a house for sale.
It’s not a pass or fail test.
Instead, the inspector provides a written report on the home’s condition and basic function, including major components and systems like the roof, foundation, plumbing, electrical, and HVAC.
Sellers use the report to decide what to fix (and what not to), price the home more accurately, and plan for what buyers are likely to flag during their inspection.
Pre-listing inspection vs. buyer’s home inspection
The main difference between a seller’s home inspection and a buyer’s inspection is timing and who orders it.
A pre-listing inspection happens before the home goes on the market and is ordered by the seller.
A buyer’s inspection happens after the buyer’s offer is accepted and is ordered by the buyer.
Both are optional, but in many transactions at least one inspection takes place.
In a seller’s market, some buyers waive their inspection contingency to make their offer more attractive.
But some still hire an inspector privately for peace of mind.
Even if you complete a pre-listing inspection, buyers can still order their own inspection.
The two reports are similar in scope, but they happen at different points in the sale and can lead to different decisions about repairs, pricing, and disclosures.
Should you get a pre-listing inspection?
Most sellers will benefit from having their property inspected before putting it on the market.
But it’s not the right move for everyone.
It depends on your home, your timeline, and how much uncertainty you’re willing to deal with once you accept an offer.
Here are the pros and cons so you can decide.
Pros
Fewer surprises once you’re under contract: Surprises during the buyer’s inspection can throw off a sale fast. A pre-listing inspection helps you avoid that by finding issues early. That gives you time to handle the items that matter most, or plan for them before a buyer turns them into a potential problem.
More confidence in your list price: Pricing is one of the biggest drivers of how quickly your house sells and how much you net. A home inspection gives you clarity on the property’s condition so you can price more accurately. If there are issues you’re not fixing, you can account for them in the listing price. If the report is clean, you can feel more confident listing at the higher end of your range.
More buyer trust (and fewer question marks): Every buyer wants to know what’s “under the hood” before they commit. Required disclosures help, but buyers usually don’t feel confident until they see an inspection report. Providing a pre-listing report to prospective buyers can reduce fear and second-guessing.
Cons
You pay for it up front: Ordering a home inspection before selling is an out-of-pocket cost. For some sellers, especially if you’re already paying for prep work and other selling expenses, that can feel like one more thing to add to the pile.
You might uncover issues you can’t “unsee”: If the inspection turns up a major problem, you will need a plan. That usually means repairs, a credit, pricing adjustments, and/or a disclosure strategy. In other words, you can’t ignore the findings just because you found them early. Your agent can help you decide the best way to handle them.
Buyers may still do their own inspection anyway: Even if you complete a pre-listing inspection, some buyers will still order their own. The upside is that doing yours first helps you prepare, but it’s important to know that it doesn’t always replace the buyer’s inspection.
How much does a pre-listing home inspection cost?
Most pre-listing inspections cost $300 to $500 for a standard single-family home.
The price can vary depending on the home’s size, location, and features.
Larger homes or properties with a pool, septic system, or guest house usually cost more.
Home inspection companies may also offer optional add-ons like radon testing, mold testing, termite or pest inspections, sewer line scopes, or a separate roof inspection.
It’s common for sellers to hesitate at the idea of spending a few hundred dollars up front, especially on top of other selling expenses.
But the goal isn’t a perfect report.
The goal is to avoid expensive surprises later and make decisions on your timeline, not after the buyer’s inspection.
In many cases, it’s also cheaper to address repairs on your own schedule than to negotiate credits and rush fixes once you’re under contract.
How a pre-listing inspection works
“Pre-listing inspection” may sound different than a standard home inspection, but the process is the same.
The inspector evaluates the home and delivers a detailed report you can use to plan ahead.
Here’s how a seller’s home inspection works, step by step.
Hire a licensed home inspector
It’s best to schedule the inspection one to three months before listing.
Give yourself more time if you plan to make major improvements.
Your real estate agent can recommend a trusted inspector and often coordinate the appointment.
If your agent attends, they can ask questions on the spot and help you focus on what matters most to buyers.
Let the inspector examine your house
Most inspections take about two to three hours.
The inspector will check the interior, exterior, and structure, then provide a short summary on-site.
Before the appointment, make sure key areas are accessible and plan for pets.
Review the inspection report
You should get the full report within one to two business days.
It will include photos, notes, and detailed findings.
Home inspectors flag a lot of details, including minor ones.
So don’t be alarmed if the report mentions something small like a hairline crack in the driveway.
Buyers and their agents expect this level of detail.
What do home inspectors look for?
A home inspector looks at the home’s major systems, structure, and overall condition.
They check for visible defects and safety concerns, not full code compliance.
Here are the main areas an inspector typically checks, plus simple tips to help you prep for each one.
Foundation, crawl space, and basement
What inspectors check: Cracks, settling, drainage issues, and signs of moisture. They also look for visible evidence of pest activity in crawl spaces and basements.
Pr0 tip: Clear stored items and make sure the inspector can access the crawl space and basement walls.
Roof and attic
What inspectors check: Missing or damaged shingles, signs of leaks, sagging, attic ventilation and insulation, and visible damage in the attic.
Pr0 tip: Make attic access easy and remove items blocking insulation, vents, or attic openings.
Plumbing and fixtures
What inspectors check: Water pressure, drainage, visible leaks, pipe condition, and the age and condition of the water heater. They also test toilets, faucets, and showerheads for basic operation.
Pr0 tip: Make sure sinks, tubs, and the water heater are accessible, and clear out cabinets where plumbing is located.
Electrical system and panel
What inspectors check: Outlet function (including GFCIs), visible wiring issues, and the condition and labeling of the electrical panel.
Pr0 tip: Clear access to the electrical panel and make sure it is easy to open.
HVAC system
What inspectors check: Basic operation of heating and cooling, visible condition, and signs of poor maintenance.
Pr0 tip: Make sure the thermostat works and the inspector can access the furnace, air handler, and outdoor unit.
Windows and doors
What inspectors check: Operation, sealing, and signs of water intrusion. Inspectors often note fogged double-pane windows, rotting frames, or doors that do not latch properly.
Pr0 tip: Make sure windows and doors can be opened and locked without blocked access.
Interior and exterior condition
What inspectors check: Cracks, stains, uneven surfaces, and visible signs of moisture damage inside. Outside, they look at siding, paint, grading, and other signs of water intrusion.
Pr0 tip: Move furniture or storage that blocks access to walls, ceilings, or exterior areas.
Built-in appliances
What inspectors check: Basic function of appliances that stay with the home, such as the oven, dishwasher, microwave, and garbage disposal.
Pr0 tip: Make sure appliances are accessible and can be tested.
Safety concerns
What inspectors check: Missing or non-working smoke and carbon monoxide detectors, loose railings, trip hazards, and exposed wiring.
Pr0 tip: Verify detectors are present and accessible, and clear walkways and stair areas.
What to do with the inspection findings
Deciding what to do with the inspector’s findings is where a pre-listing inspection pays off.
Most sellers work with their listing agent to choose the right approach.
Start with the report’s summary section (often at the beginning or end), then use the steps below to build your game plan.
Sort the findings into three buckets
- High-priority issues: These are items that can scare buyers, slow down a sale, or create safety concerns. Think active leaks, electrical hazards, structural concerns, or major systems that are not working properly.
- Negotiation magnets: These are issues buyers often use to ask for credits, even if they aren’t urgent. Common examples are an older roof, an aging HVAC system, an older water heater, or outdated electrical items that still function but raise questions.
- Minor maintenance: These are the small items inspectors flag because they’re being thorough, not because they’re deal breakers. Loose handles, missing caulk, sticky doors, small cracks, and other routine upkeep fall into this category.
Choose your strategy
Option 1: Fix it before listing
This usually makes sense when the issue is high-priority, impacts safety, could affect financing or insurance, or is obvious enough that most buyers will make it a problem.
But don’t make the same mistake as some sellers by fixing every single item.
Focus on the items that impact how a buyer values your home, and skip the low-impact notes that won’t change the sale price. If you’re not sure what to ignore, here’s a guide on what not to fix before listing.
Option 2: Offer a credit instead of fixing it
A credit can be smarter when timing is tight, contractors are backed up, or the repair is legitimate but not urgent.
It also helps you avoid rushed work just to hit a listing date. Some buyers prefer choosing their own contractor anyway.
Option 3: Price it in and sell as-is
If the report uncovers a larger issue, or you don’t have the budget for repairs, you can price the home accordingly and sell as-is.
Selling a house as-is does not mean ignoring the report.
It means you’re being realistic about the home’s condition, setting expectations early, and avoiding repair negotiations you don’t want to take on.
Just make sure your agent is clear that the asking price reflects the findings.
Prepare the report for interested buyers
If you’re offering a credit or selling as-is, you can provide the inspection report and let buyers evaluate the findings.
But if you make repairs, include proof of the work.
The best approach is to include:
- Receipts and warranties for any work you completed
- A short, itemized list of repairs, referencing the exact items in the inspection report (for example, “Report item 3.2: Replaced leaking P-trap under kitchen sink”).
This makes it easy for buyers to see what you addressed.
It also shows you’re organized, which builds trust with buyers.
Use a pre-listing inspection to stay in control
A pre-listing inspection can take a lot of uncertainty out of selling a home.
You find out what buyers are likely to flag before you’re under pressure.
And that gives you options.
You can make the right repairs, offer a credit, price accordingly, or sell as-is with clear expectations.
The key is having the right listing agent to help you turn the report into a strategy.
A great agent will tell you what matters, what doesn’t, and how to use the findings to protect your sale price and timeline.
Want to connect with a top local agent who can help you use a pre-listing inspection the right way?
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