Negotiate from facts, not fear
When a buyer’s inspector flags something you already knew about and already priced in, it is a conversation. When it is news, it is a discount.
Find it first, and it stops being leverage
A full inspection before you list, so the surprises land on your desk instead of in the middle of a negotiation you were winning.
Seller’s pre-listing inspection
The quietest way to protect your price
Almost every deal that falls apart, falls apart after the buyer’s inspection. Not because the house was bad — because the findings arrived as a shock, at the worst possible moment, with the clock running and a buyer suddenly wondering what else is wrong.
A pre-listing inspection removes that moment entirely. You get the same report the buyer’s inspector would produce, months earlier, when you still have time to get three quotes instead of accepting the first panicked number.
Fix what is cheap. Disclose what is not. Price the rest in deliberately. Either way you are the one holding the information.
- Owners listing in a market where buyers negotiate hard
- Homes over 20 years old, or with any deferred maintenance
- Estate and relocation sales where nobody knows the history
- Agents who want a clean, fast path to closing
4×fewer post-inspection repair requests reported by sellers who inspect first
Scope of work
The same scope as a buyer’s inspection
We do not run a softer version for sellers. You get the full report, because a partial one defeats the purpose.
- Complete roof, attic and structural evaluation
- Foundation, crawlspace and drainage assessment
- Full electrical service and panel review
- Plumbing supply, drainage and water heater
- Heating and cooling performance testing
- Exterior envelope, decks, walkways and railings
- All accessible interior rooms and finishes
- Appliance operation and kitchen systems
- Safety items likely to be flagged by any inspector
- Photographs suitable for disclosure documents
- Repair priority ranking with rough cost bands
- Free re-inspection once repairs are complete
Why it matters
What sellers get out of it
Shorter time to close
Repairs done on your schedule with your contractors cost less and take less time than repairs done under a 10-day deadline.
A credibility advantage
Handing a buyer a recent, independent inspection signals that you are not hiding anything. It is one of the cheapest trust-builders in a listing.
Questions
Pre-listing inspection — common questions
Disclosure rules vary by state and you should confirm the specifics with your agent or attorney. As a general rule, material defects you know about must be disclosed — which is true whether or not you had an inspection.
In practice, most sellers repair the significant items and disclose the report alongside the receipts, which reads far better to a buyer than silence.
Every house has findings. A buyer who sees a report with twelve items and eleven receipts attached is reassured, not alarmed. What frightens buyers is discovering problems late and wondering what else was not mentioned.
Three to six weeks is ideal. That gives you time to get quotes, schedule the work at normal rates, and have the re-inspection done before photos are taken.
Yes — one re-inspection of the repaired items is included, and we will issue an updated document you can attach to the listing.
Also available
Other inspections we run
Buyer’s Home Inspection
Before you close, know exactly what you’re buying.
Learn moreNew Construction & Pre-Drywall
Builder walk-throughs, phase checks and 11-month warranty visits.
Learn moreManufactured & Mobile Homes
Foundation certifications and full manufactured-home reports.
Learn moreThinking about listing this season?
Book the inspection before the photographer. It is the one piece of listing prep that pays for itself in the first counter-offer.