Pre-listing home inspection: what to know

What the job involves, what changes the price, and what to ask a pro.

What pre-listing home inspection is

A pre-listing home inspection is done by a seller before the home goes on the market, to learn its condition and see the repair needs in advance. The inspector produces a written report that the seller may choose to share with buyers. This is general information only, and it does not replace the buyer's own inspection.

Signs you need it

  • You plan to sell within the next several months and want to know about defects before buyers do
  • The home is older and you have no recent records for the roof, the furnace, the water heater or the electrical system
  • You have had a leak, a repair or a settling issue and want to know how the repair looks to a buyer
  • You want to set a realistic list price and decide which repairs are worth doing before the listing
  • You want to avoid surprises during the buyer's inspection and the negotiation that follows

What the pro does

  • The inspector walks the exterior and interior, checking the structure, the roof, the foundation and the grading
  • They inspect the plumbing, the electrical panel, the heating and cooling equipment, and the water heater
  • They look at the attic, the crawl space and the basement for moisture, insulation and visible structural issues
  • They note the defects, the safety concerns and the items that need a licensed trade to evaluate further
  • They prepare a written report with photos and a summary that the seller can read before listing
  • They walk you through the report so you can decide which repairs to make, which to disclose and which to leave

What changes the price

Every job is different, so we do not publish prices. These are the things that move the quote up or down.

  • Size and age of the home and the number of structures on the property
  • Access to the attic, crawl space, roof and mechanical rooms
  • Add-on tests such as sewer scope, radon, pest or mold testing
  • Whether a re-inspection after repairs is wanted before the listing
  • Systems that need more time to inspect, such as solar, generators or multiple HVAC units
  • Scheduling needs, such as a rush report before the listing date
  • Distance the inspector must travel to the property

What a written quote should spell out

  • Scope of the inspection, with the systems and areas covered and excluded
  • Add-on tests listed separately, with the test method named
  • Report format, the delivery date and whether photos and a summary are included
  • Whether a re-inspection is included after the repairs are complete
  • Who owns the report and whether you may share it with prospective buyers
  • The inspector's license or certification details for you to verify

Questions to ask before you hire

  • Are you licensed or certified, and can I check your license with the state board?
  • Will the report be mine to share with buyers, and in what form?
  • Which areas can you not reach, and how will the report show them?
  • Can you tell me which repairs are likely to cause a problem in a buyer's inspection?
  • Do you offer a re-inspection after repairs are done, and is it included?
  • How long until I get the report, so I can plan the listing around it?
  • Will you flag the items that need a licensed trade to evaluate further?

Red flags

  • They promise the report will help the home sell or will remove a buyer's need for an inspection
  • They offer to make the repairs and do not disclose that they profit from them
  • Their report is a template with no photos of the specific defects
  • They will not say what the report includes or who owns it

What you can do yourself

You can gather the records for the roof, the furnace, the water heater and any past repairs, and walk the house noting stains, cracks and anything that has been patched. Do not open the electrical panel, the furnace or any gas appliance to inspect them yourself, and do not disturb suspect materials before a test. Schedule the inspection and let the inspector check the systems and the structure.

Licenses and permits

Home inspectors are commonly licensed or certified by the state, and their reports may be used by buyers and lenders. Check the inspector's license with your state licensing board before you order the inspection, and ask your real estate professional how your state treats seller disclosures.

Pre-listing home inspection questions

Do I have to share the pre-listing report with buyers?

That depends on the rules that apply to your sale and on what you disclose. Ask a licensed real estate professional or an attorney how seller disclosure works in your state before you decide what to share.

Will a pre-listing inspection help me sell faster?

It can help you price the home and avoid surprises, but it does not promise a faster sale. Buyers will usually still order their own inspection, so the report is best used to plan repairs and disclosures.

Should I fix everything the report lists?

Not necessarily. Focus first on safety items and on repairs that will come up in a buyer's inspection. Ask your agent which items matter most in your local market, and decide the rest on the cost and the listing price.

About this guide

This national guide is written and checked by infinibell. Rules and conditions differ by place, so local pros are credited on guides for the cities they serve, not on national ones.

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