Why sellers do it
When a buyer's inspection finds a surprise, it often shows up in the middle of a deadline, with the buyer holding the stronger hand. Inspecting first moves that discovery to a time when you can think it through, get quotes and decide calmly.
It also gives you control over who does any repairs. Instead of rushing to hire a contractor during a buyer's deadline, you can compare quotes, schedule work when it suits you and keep records to share.
The pros
- Fewer surprises during negotiation
- Time to fix issues with contractors you choose
- A clearer basis for pricing
- Something to show buyers who want reassurance
- Less chance of a deal falling apart late
The cons
Once you know about a problem, you may have to disclose it, even if you don't fix it. Rules on what sellers must disclose vary by state. You'll also spend money upfront, and buyers will usually still hire their own inspector.
What it costs and what it finds
A pre-listing inspection often costs a few hundred dollars, depending on the home's size, age and location. Common findings include roof wear, aging heating and cooling systems, electrical issues, plumbing leaks and drainage problems around the foundation.
Choose a licensed inspector with good reviews, and ask whether they offer add-ons such as a sewer scope, radon test or wood-destroying insect inspection. For older homes, those checks can uncover issues a buyer's inspector is likely to find anyway.
How to use the report
- Fix inexpensive items, such as loose railings, leaky faucets or missing outlet covers
- Get written quotes for big items so buyers see real numbers
- Decide what to repair, what to price in and what to offer a credit for
- Keep receipts and warranties for work you complete
Talk with your agent first
Your agent can help you decide whether a pre-listing inspection makes sense for your home and market. For a newer home in good shape, it may add little. For an older home, or one with known issues, it can save time and stress.
If you decide to go ahead, schedule the inspection before you finish other prep work. That way you can fold repairs into your plan instead of fixing things twice.
