To Pre-Inspect or not to Pre-Inspect Your Guadalupe County Texas Home before Putting it on the Market

Real Estate Agent with RE/MAX Access 574299

That is the question.  This blog is inspired by Carla Muss-Jacobs, Why this Buyer's Agent in Portland Thinks Pre Inspections are a GOOD THING.  Carla brings up many good points about Buyers and their agents liking pre inspections of a home before it goes on the marketand I agree with her assessment completely.

To be or Not to BeSelling a home in the Guadalupe County Texas Market can have some challenges and one of those challenges happen during the inspection.  This 2 to 3 hour block of time can be a nail biter for both the seller and the buyer but is a very necessary part to the home selling and buying process.  With the amount of money invested into a home, buyers truly need to know what they are buying and they need to be reassured that they are not getting a lemon.

Here's the deal though.  The main reason to get a Pre-Inspection is not for the's for the Seller.  Yep, that's right, you the Guadalupe County Texas Home Seller.  Spending a couple of hundred dollars on a pre-inspection may potentially save you a ton of money and I know it will save you a headache.  You see, Texas licensed inspectors will do their job and do it thoroughly.  I can PROMISE you that during the home inspection, they WILL find stuff, stuff that you most likely didn't know about as a home owner.  That doesn't make them bad people.  They are trained and do their job well.  They aren't trying to mess up the sale and ruin your day.  They are hired by the buyer and that is their client.  You the seller, are not.  

The Pre Inspection ensures that there are NO surprises to you when you are selling your Schertz, Cibolo or Selma Texas home.  If you hire a Texas licensed Inspector, you as the home seller will be their client and they can thoroughly explain everything they find to you.  They can also give you very helpful advice on how and where to go and get things fixed BEFORE it becomes a part of the contract.  As Carla mentions in her blog, with that pre inspection you will be able to do some repairs yourself.  If you are handy or you know someone who is, you can get those minor things repaired before it becomes a problem.  You will also have some say so on getting anything major repaired.  You won't get that same say so once repairs become a part of the contract, especially with an FHA or a VA loan.  Repairs that need to be done before a loan can fund will have to be done by licensed contractors and receipts and proof must be furnished before the sale can continue to the closing table.  This could potentially cost you more money or derail the entire transaction.  

Another plus on getting a pre-inspection of your Guadalupe County Texas home is that you can offer than as an incentive to the buyer.  You don't have to of course, but it may be a plus.  If the buyer chooses to use your inspection, you could save them a few dollars, thereby making the buyer happy and saving time on the overall transaction.  This doesn't mean that the buyer will use your inspection, but they may and showing that you have put forth the effort will go a long way to showing the buyer that they are getting a great home.

So, just to summarizeYour Guadalupe County Texas Realtor® also thinks that getting a Pre-Inspection before putting your Schertz, Cibolo or Selma Texas Home on the market, is a very good thing to do.

 If you would like information on selling your Guadalupe County Texas home call me, Brenda Mullen for your FREE MARKET ANALYSIS.  I will thoroughly walk you through what you can hope to price your home at in this market so it will sell and present you my marketing plan that will expose your home to as many buyers as humanly possible!   


Posted by

Brenda Mullen – San Antonio Texas Real Estate Professional

Brenda Mullen Your San Antonio TX Real Estate Agent
Selling a San Antonio Texas area home involves many steps and having an experienced  San Antonio  Texas Real Estate Agent by your side will make the transaction run a lot smoother. I would love to be your San Antonio Texas Area Real Estate Professional! I assist both buyers and sellers in the San Antonio Texas area with either the purchase and or sale of residential real estate.
As an Accredited Buyer’s Agent, I have received special training to guide and educate you through the entire home buying process. From start to finish, I listen to your needs and desires in what you would like and take the information you give me to find you home.
As your San Antonio Texas listing agent I am well versed on the local San Antonio Texas area Real Estate Market. You can expect personalized service that includes a detailed consultation on how to best position your home to be competitive in today’s market with an in depth comparative market analysis, and advice on staging. I use the latest and most up-to-date marketing methods to get your home in front of as many buyers as possible. Being your San Antonio Texas area Realtor® not only involves just finding the home or selling the home, but being your guide, negotiator, advisor and advocate and making sure that your needs and goals are met. Being your San Antonio Texas area Realtor® is one of my truest passions, and “Helping You Find Home” is my number one priority.
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Brenda Mullen
Broker-Associate/Realtor®, ALHS®, MRP®, ABR®, ePro®

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Mickey Hayward
Sunset Properties, Hayward Realty - Onley, VA
Farm - Land - Home Sales & Commercial Real Estate

Good tips Brenda.




Jun 20, 2011 01:35 AM #1
Brenda Mullen
RE/MAX Access - Schertz, TX
Your San Antonio TX Real Estate Agent!!

Hi Mickey-Thank you.  Hopefully sellers in the Guadalupe County Texas area will think so too! 

Jun 20, 2011 01:39 AM #2
George Souto
George Souto NMLS #65149 FHA, CHFA, VA Mortgages - Middletown, CT
Your Connecticut Mortgage Expert

Brenda, I have alwasys thought that a pre-inspection is a good idea, but I don't see it being done around here, maybe because of costs.

Jun 20, 2011 02:31 AM #3
Jerry Newman
Brown Realty, 210-789-4216, - San Antonio, TX
Texas REALTOR, San Antonio Military Relocation

Good Morning, Brenda. This is a Great Idea for all sellers, but I have noticed that many sellers decide not to go this route. It a good idea to suggest this to our sellers up front before that home goes on the market.

Jun 20, 2011 02:58 AM #4
Robert Bob Gilbert
Berkshire Hathaway HomeServices Anderson Properties - Katy, TX
Your Katy TX ( West of Houston) Real Estate Expert


I think the older the home the more important the preinspection could be to both the seller and buyer. The preinspection is not that much money and the seller can then show potential buyers receipts for all the work that was done to correct inspection issues.

Thanks for the blog..

Jun 20, 2011 04:55 AM #5
Barbara Todaro
RE/MAX Executive Realty - Franklin, MA
Marketing Agent for The Todaro Team

Brenda.....the next question might be, if there are issues that the seller was not aware of, will the seller fix the problem or just disclose it??  there would need to be full disclosure of problems that one is aware of....that's the reason we do not suggest that our sellers have a home inspection.....that's the buyers' cost and the more money the buyer spends, the less likely the buyer is of dropping out of the agreement.....we never suggest home inspections by the seller.

Jun 20, 2011 05:34 AM #6
Janet Jones
Just Your Style Interiors, LLC - Kihei, HI
Home Staging, Interior Redesign Kihei, Maui, Hawaii

Brenda--I think pre-inspections are a great idea.  My husband and I canceled a contract last year when the home inspection report came back with 50+ items, many deemed "serious".  The sellers did sell the house, but took a large cut in the price to do so.  Had they known up front they could have addressed these issues for I am sure less than the price they ended up selling it for. 

Jun 20, 2011 06:23 AM #7
Fred Carver Personal Real Estate Corporation
RE/MAX Camosun Victoria BC Real Estate - Victoria, BC
Accredited Real Estate Consultant

Hi Brenda...excellent recommendation. Some Buyers will walk away from a sale with too many issues even if they are minor. A pre inspection as you say alerts a home seller to issues that they may not realize are there. Plus save a Seller Money by getting any work done ahead on their terms by getting estimates, etc. When you have a Buyer who finds an issue they may ask for a discount that is more than the real cost

Jun 20, 2011 06:46 AM #8
Brenda Mullen
RE/MAX Access - Schertz, TX
Your San Antonio TX Real Estate Agent!!

Hi George-Cost can be an issue in some places I imagine, but it truly isn't that expensive in San Antonio, TX.

Hi Jerry-Many sellers decide not to do it, but I do suggest it up front.

Hi Robert-I would agree with you that it is a very good idea for older properties and really doesn't cost that much in the scheme of things.

Hi Barbara-That is definitly one thing to consider.  However, I think it might be a 50/50 whether its good to know about major issues up front or later on.  It truly is up to the seller.

Hi Janet-50 plus serious items on an inspection report would have probably been good to know about up front this way you don't get the surprise of a buyer walking away.

Hi Fred-Another good point is having a buyer ask for more off the home than is warranted by the inspection items. 

Thank you all for stopping by!

Jun 20, 2011 07:58 AM #9
Scott Hayes
(512) 786-8300 - Austin, TX
Realty Austin, Broker Associate

Brenda- A preinspection is the perfect example of spending a little money upfront, makes for a good long term investment. When those repairs come up, which as you point out they most definitely will; it gives the seller some leverage.

Jun 20, 2011 03:52 PM #10
Carla Muss-Jacobs, RETIRED
RETIRED / State License is Inactive - Portland, OR

Thanks for the mention Brenda.  When Sellers get a home inspection prior to listing it IS for them!  Absolutely.  The inspection is a biggie in a home sale.  Why wait for the buyers to bring up the list?  Get it done . . . and done!! 

Jun 21, 2011 06:34 AM #11
Brenda Mullen
RE/MAX Access - Schertz, TX
Your San Antonio TX Real Estate Agent!!

HI Scott-Spending a little money up front can indeed save you some money and some headache!

Hi Carla-No problem as your blog was the inspiration for mine :)!  The pre inspection is for the seller to so they get no surprises at the buyer inspection. 

It isn't for every seller, but I do offer it to them and let them know the pros and cons!  Thanks for stopping by :)!

Jun 21, 2011 07:52 AM #12
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