What Is a Pre-Listing Home Inspection and Should You Get One?

Pointing out all your home’s flaws right before selling might seem like asking for trouble, but a pre-listing home inspection can uncover potential surprises that could derail the sale of your house. If you're ready to sell your home, a pre-listing home inspection helps you identify and address repairs, which might lead to a faster sale and more money in your pocket.

What Is a Pre-Listing Inspection?

A pre-listing inspection, which is paid for by the seller or listing agent, provides a written inspection report on the condition of the property prior to listing the home. It’s very similar to a home inspection scheduled by a buyer after an accepted offer, it just happens before putting your house on the market. In addition to verifying the home's condition, a pre-listing inspection can uncover any concerns that might compromise a sale.

What’s the Difference Between a Home Inspection and a Pre-Listing Inspection?

Typically, buyers request and pay for home inspections before closing the sale of the home. By getting your own inspection before putting your home on the market, sellers can address repairs, safety issues, and other potential obstacles before the buyer becomes aware of them. Buyers can still get their own home inspection, but a pre-listing inspection provides the seller with a full disclosure of the home’s condition.

A pre-listing home inspection covers the same things as regular home inspections, including inspecting the foundation and structural integrity of the house, roofing, siding, electrical, plumbing, heating and cooling systems, and more.

What’s the Difference Between a Home Appraisal and a Pre-Listing Inspection?

The main difference between a home appraisal vs. a pre-listing home inspection is that an appraisal is concerned with the home’s value and the inspection evaluates the home’s overall condition and repairs needed. Both services provide you with important information about the home, but they have different purposes. 

Home appraisals look at factors such as general condition, location, and comparable homes in the area to determine a fair market value. Buyers usually cover the cost of an appraisal, and lenders typically require a home appraisal report to assess risk and approve a mortgage loan. 

In comparison, a pre-listing home inspection is an in-depth investigation of a home that assesses its condition, evaluates any potential safety hazards, and identifies any repair needs or potential costs. 

Benefits of a Pre-Listing Inspection

Whether prior to listing or before closing the sale, a home inspection is an important part of the sales process that protects all parties involved. Pre-listing inspections also come with a few extra advantages for sellers.

Sellers Choose an Inspector They Trust

Sellers can choose a home inspector they trust to perform the inspection and assist in providing details of equipment maintenance, supply dates of improvements, and explanations for current conditions. If a buyer gets a separate home inspection, the two reports can be compared and considered for discrepancies.

A Fair Listing Price Is Set From the Start

A pre-listing home inspection helps the agent set the seller's price expectation and can be used to justify the asking price. With repair needs and costs accounted for, buyers have less opportunity to negotiate the asking price. 

Sellers Can Get Started on Repairs

With an overview of both major and minor issues found in the inspection, sellers can preemptively arrange repairs before listing. This also gives sellers time to compare prices from local contractors, otherwise, they may be responsible for work done by a more expensive contractor chosen by the buyer.  

Sellers Stand Out With Full Disclosure

A full disclosure provides buyers with a professional and full review of the home’s condition, which can save them costs on a pre-sale home inspection and help with getting financing. Since many sellers opt out of pre-listing inspections, being one of the only homes in your market that’s already verified as safe can make your listing more competitive and entice buyers.

Sellers Gain Credibility

In addition to relieving the stress of finding unexpected issues with the home for either party, a pre-listing inspection lends credibility to sellers and can help earn the trust of buyers. 

Disadvantages of a Pre-Listing Home Inspection

Pre-listing home inspections come with many advantages, but there are a few drawbacks to consider.

The Seller Pays

Buyers usually cover the cost of a home inspection, so they can ensure they’re not taking on any unexpected issues or risks when buying a home. With a pre-listing inspection, the seller has to pay.

Sellers Must Share Findings

Full disclosure is an advantage in most situations, but it can also be a disadvantage for homes with a lot of known repair needs or other issues. Many state laws require a seller to disclose any known issues with the home to the buyer before closing.

How Much Does a Pre-Listing Home Inspection Cost?

The cost of a pre-listing home inspection is between $300 and $600 but can increase by several hundred dollars if you have a large home. Most local home inspectors charge a fixed price for homes up to 2,000 square feet and then charge $25 more for every additional 500 square feet. These fixed costs are based on standard inspection times, which are between 2 and 4 hours.

What Does a Pre-Listing Home Inspection Cover?

A pre-listing home inspection provides sellers with a detailed evaluation of their home as well as important insights about its condition and repair needs. Come prepared with a list of questions to ask during a home inspection.  

Common Home Inspection Issues

A pre-listing inspection can point out issues with your home, allowing you to address them with repairs or reflect them in your asking price. 

Some common home inspection issues include:

• Plumbing leaks

• Wall or foundation leaks

• Termites and pests

• Mold

• Faulty electrical wiring

• Faulty smoke and carbon monoxide detectors

• HVAC issues

• Roof damage

• Ground sloping toward the home

Pre-Listing Home Inspection Checklist 

Use this home inspection checklist for sellers to identify any questions or concerns you can later bring to your local pre-listing home inspector:

1. Foundation: No exposed cracks

2. Structure: Walls don’t bow or sag, and window and door frames appear straight

3. Roof: Flashing in good repair and no missing or damaged shingles

4. Exterior: Fencing is in good repair, gutters are secure and drain away from the home, and driveways and sidewalks don’t have significant cracks

5. Interior: No chipped paint and doors and windows latch properly

6. Kitchen: Appliances are in good working order, and cabinets and countertops are in good condition

7. Bathroom: Proper ventilation and shower, bathtub, and sink fixtures are in good working order and with caulking in good repair

8. Attic/basement: Proper insulation and no signs of damage, leaks, or pests

9. Electrical: Wiring, outlets, and circuit breakers are in good condition

10. HVAC: Proper ventilation and air conditioning, and the furnace is in good repair

11. Plumbing: No signs of stains, damage, or leaks, and drain pipes slope downward to the sewage system. Hot water temperature doesn’t exceed 125 degrees Fahrenheit

12. Miscellaneous: The fireplace is in good working order and smoke and carbon monoxide detectors are functional