the Pre-Listing Home Inspection.

You have brought up an interesting question. I have a listing right now that would have already been SOLD if the seller's had done a pre-listing inspection. Reason being-home was under contract, the buyer's inspections revealed some tree roots within the septic system causing it to not function correctly. Seller's agreed to have the repairs done, BUT, the buyer demanded a brand new tank due to its age. (40 years) IF the sellers had fixed the minor issues before the buyer's inspections, the age of the tank would most likely not have been an issue.

Hello, Alan! This is an interesting read. Thanks for sharing this and I hope you have a pleasant day ahead!

Alan- I hope to read many comments on this topic because I've read reasons for both sides. When I'm giving a consultation, I suggest they discuss it with their agent.  I would think they would want to know what could show up and address it.

I don't normally do them because, in my experience, after the Seller's fix the major items, then the Buyer's inspection produces another list of problems. When I've done them, the Sellers have wanted to dig their heels in because the house is "now in good condition" and why didn't their inspector find that? 

Interesting conversation with Marty Snyder above. While the issues you both addressed would require subsequent disclosure as having been fixed, people tend to accept that and move on. But you're so right, when they find it and want it fixed, it opens a can of worms. Great question, Alan! 

I very seldom use one and if the inspecter misses anything the homeowner must still disclose andything not found if they know about it.

Alan, I am all for pre-inspections.  Yes, inspector B may find more … if that happens and it creates an issue, then my inspector and inspector B need to work it out. It’s either there … or it is not.  I see this more times with termite inspections.  

I can go either way on the pre-list home inspection.  The major items an inspector would find should be the same.  The minor issues will likely change depending on the inspector.

I wish more sellers would do pre-inspections, because they often don't trust the findings of a buyer's inspector. Hiring their own would give them more confidence in the results AND allow the listing agent to guide them on necessary repairs before the first showing.

                   thank you Alan May for my ah-ha moment. 

Alan, I recommend them only for those owners that think their home is in perfect condition.  

Good morning Alan. I recommend them when the seller has been in place for an extended period of time. Enjoy your day! 

I can see why Kathy chose to highlight your post!  Well done!

I do "require" my sellers to inspect. On condos, property inspection only, on houses: both property & termite pre-MLS. We then decide, based on the findings, to either adjust our price and defer maintenance or make the repairs and be firmer on market value. It's a great practice, especially with TRID. It saves me a lot of negotiating, price reductions and boosts the confidence of the buyers who proceed to view & offer; cause the report is on the MLS for their preview.

I'm not an agent but I think it's a smart idea to know what you are dealing with and cut the risk of any surprises. I say have the preinspection!

The listing agent should jot a list eye sore items ask the seller questions. 

They need to be removed, repair what are you doing with the dismantled car in the back... How about termite before putting it on the market?

Sam Shueh

Alan May Talk to Cheryl Ritchie who will not take a listing without a pre inspection. If the seller refuses, she refuses the listing. I am starting to see the wisdom of this.

Alan May I recommend a pre-listing home inspection.

At least the seller begins with something - and is not a surprise when buyer's inspector reveals these facts about the home.

I have not recommended a pre-listing inspection in the past.

Based on some of the comments here, though, perhaps it's not a bad idea. Although I can see the negative as well - paying lots of money up front to fix things and then having inspector #2 finding more. Hmmm. Although if the first inspector was thorough the big things should be found and repaired, so anything else should be minor and can be "no we won't fix" items. 

Hmmm.

I have not had any listings where the seller had  a home inspection.

I typically don't recommend a pre-listing inspection, but do explain the "home inspection process" upfront to the seller so they know what to expect after an offer is accepted. I do have an upcoming seller, however, who is preparing their home for listing and 2 weeks ago asked me for some home inspector recommendations. They have been in their house a long time and want to avoid any "surprises". It will be interesting to see what happens.