Should I Get a Pre-Listing Inspection Before Selling My House?

Most homeowners expect the buyer to inspect their house after they go under contract.

But there's another option:

Inspect the house before you ever put it on the market.

It's called a pre-listing inspection, and lately I've been having more conversations with homeowners about whether it makes sense.

Why?

Because one of the most stressful moments in a real estate transaction can happen after the buyer's inspection.

You've accepted an offer. You're planning your move. Maybe you're already under contract on your next home.

Then the inspection report arrives.

Roof.

Sewer.

Electrical.

Furnace.

Plumbing.

Suddenly everyone is negotiating again.

A pre-listing inspection can help uncover some of those issues before you're negotiating against a deadline.

But, and this is important, I don't think every seller automatically needs one.

For homeowners in Centennial, Greenwood Village, Lone Tree and throughout the South Denver Metro, here's how I'd decide.

What Is a Pre-Listing Inspection?

It's essentially a home inspection ordered by the seller instead of the buyer.

You hire an inspector before putting the home on the market to evaluate many of the same things a buyer's inspector will eventually look at.

That typically includes areas such as:

• Roof

• Foundation and structure

• Electrical

• Plumbing

• HVAC

• Attic

• Windows and doors

• Visible signs of water intrusion

• Major systems and components

The goal isn't necessarily to make your home perfect.

It's to find out:

What am I dealing with before a buyer finds it?

The Biggest Advantage: Time

This is probably my favorite reason to consider a pre-listing inspection.

Imagine an inspector discovers an electrical issue.

Scenario A: You discover it before listing.

You have time to:

• Understand the problem

• Get multiple estimates

• Decide whether to repair it

• Choose your contractor

• Determine how it affects pricing

• Properly disclose what you know

Now compare that with:

Scenario B: The buyer discovers it while you're under contract.

You may have only a short period to make decisions.

The buyer may already have an estimate.

They're nervous.

You're nervous.

Everyone has deadlines.

And suddenly you're negotiating from a very different position.

Information gives you options.

That's the real advantage.

A Pre-Listing Inspection Doesn't Mean You Have to Fix Everything

This is an important misconception.

Suppose the inspector gives you a list of 30 items.

That doesn't mean you automatically hire contractors to repair all 30.

Some may be small maintenance items.

Some may be worth repairing.

Some may simply need to be disclosed.

And some may affect how we price or position the property.

This connects directly to another question we've already answered:

What should I fix before selling my house?

The inspection gives us information.

Then we decide what to do with it.

When I Would Strongly Consider One

There are certain situations where I'd be more interested in a pre-listing inspection.

An Older Home

Older doesn't mean bad.

But older homes may have systems and components that have been through decades of repairs, additions and changes.

Knowing what's there can be valuable.

You've Owned the Home for a Long Time

If you've lived there for 20 or 30 years, there may be things you've simply become accustomed to.

That's normal.

An inspector looks at the home differently.

You're Unsure About Major Systems

Maybe you're wondering about:

• Roof condition

• Electrical panel

• Furnace

• Water heater

• Plumbing

• Foundation

I'd rather answer those questions before we're under contract if they're likely to become significant.

You Want Fewer Surprises

Some sellers would rather know everything upfront.

For those homeowners, an inspection can provide useful clarity.

When I Might Skip It

There are also situations where I might not recommend spending the money.

A Relatively New Home

If the home is newer, well maintained and you've had very few issues, the benefit may be smaller.

You've Recently Had Major Systems Evaluated

Maybe you've recently replaced the roof, serviced the HVAC, repaired the sewer and completed other substantial work.

We may already have much of the information we need.

You're Intentionally Selling As-Is

If you already know the property needs significant work and we're pricing it accordingly, a full pre-listing inspection may not change our strategy very much.

You Don't Have Time to Address Anything

Timing matters.

If we're listing immediately, learning about 25 new projects without time to evaluate them may not be particularly helpful.

There's One Important Downside

Here's the part sellers need to understand before ordering an inspection.

Once you know about a material problem, you may have disclosure obligations.

That's one reason I don't casually tell every homeowner:

"Go get an inspection."

We should talk about the strategy first.

A pre-listing inspection isn't simply a tool for finding things to repair.

It gives you knowledge about the property.

And knowledge comes with responsibilities.

That doesn't make inspections bad.

It simply means we should make the decision intentionally.

What About Colorado Roofs?

In Colorado, I'd pay particular attention to the roof.

Hail, wind, snow and intense sun can all affect roofing systems.

And roof issues have a habit of becoming significant conversations during real estate transactions.

But that doesn't necessarily mean you need an entire home inspection just to answer a roof question.

Sometimes the better strategy may be to have a qualified roofer evaluate the roof specifically.

The same applies to other concerns.

If we're worried primarily about the sewer, perhaps we start with a sewer scope.

If we're worried about the furnace, perhaps we have an HVAC professional evaluate it.

Sometimes a targeted evaluation makes more sense than inspecting everything.

How Much Does a Pre-Listing Inspection Cost?

Pricing varies based on the property, size and inspection company.

Current Colorado estimates commonly put a standard pre-listing inspection around $400–$650, with larger homes and additional services potentially costing more.

Specialty inspections or tests, such as sewer scopes or radon testing can add to the total.

Compared with the cost of preparing and selling a home, it's not an enormous expense.

But I still don't believe in spending $500 simply because it's something sellers can do.

I want to know what we're hoping to learn from it.

Will Buyers Still Get Their Own Inspection?

They certainly may.

A pre-listing inspection doesn't guarantee that the buyer will waive their inspection.

And I wouldn't order one simply because you expect it to eliminate the buyer's inspection.

Think of it differently.

The inspection is primarily for you.

It helps us prepare, price and make decisions before the home hits the market.

If it also gives a buyer additional confidence, that's a bonus.

Could It Help With Pricing?

Absolutely.

Imagine two scenarios.

We discover a significant problem and repair it.

Now we can document the repair and potentially remove an objection before buyers ever see the home.

We discover a significant problem and decide not to repair it.

That's useful too.

Now we can consider the condition when establishing the price rather than discovering halfway through the transaction that the buyer expects a large concession.

Either way:

We know what we're selling.

The Question I Would Ask First

Before ordering an inspection, I'd ask:

What are we worried the buyer might find?

Sometimes the answer is:

"Honestly, nothing."

Great.

Maybe we don't need one.

Sometimes it's:

"I'm worried about the roof, furnace and sewer."

Now we're having a different conversation.

And sometimes the homeowner says:

"I have no idea. I've lived here for 30 years."

That may be exactly when getting more information becomes valuable.

My Pre-Listing Inspection Test

I'd consider these five questions:

1. How old is the home?

Older homes may benefit more from an early look.

2. How long have you owned it?

Long ownership can mean more unknowns.

3. Are there major systems you're concerned about?

If yes, determine whether we need a full inspection or a targeted evaluation.

4. Would knowing about a major issue change your selling strategy?

If the answer is yes, learning about it early can be valuable.

5. Are you prepared for what the inspection might uncover?

This is important.

Don't order an inspection if you're unwilling to deal thoughtfully with the information it provides.

So, Should You Get a Pre-Listing Inspection?

My answer is:

Sometimes.

Older home with some unknowns?

I'd strongly consider it.

Worried about several major systems?

It may make sense.

Newer, well-maintained home with good records?

Maybe not.

Already selling as-is and pricing accordingly?

Possibly unnecessary.

One specific concern?

A targeted inspection may be the smarter choice.

That's why I don't believe in a one-size-fits-all pre-listing checklist.

The goal isn't to inspect everything.

Repair everything.

Paint everything.

Replace everything.

Or remodel everything.

The goal is to spend your money where it actually improves your position.

That's the theme behind this entire series:

Should I stay, renovate or move?

Which improvements actually add value?

What should I fix?

Should I replace the carpet?

Should I paint?

Should I remodel the kitchen?

And now:

Should I inspect before selling?

If you own a home in Centennial, Greenwood Village, Lone Tree or elsewhere in the South Denver Metro and you're starting to think about selling, this is exactly the type of conversation I like having before you start spending money.

We can look at the house, the competition, the likely buyer expectations and decide what actually makes sense.

Sometimes the answer is a full inspection.

Sometimes it's a roofer or sewer scope.

And sometimes?

I'd tell you to keep the $500.

Stay. Renovate. Move.

The right decision starts with understanding your options.

 

Devin @ The W Real Estate Group