Seller's Inspections - Move-In-Certified Home Inspection offered in Grand Junction by Affordable Inspections ASAP

Services for Real Estate Pros with Retired Realtor / Retired Home Inspector

Move-In-Certified Home Inspection offered in Grand Junction by Affordable Inspections ASAP
  In today's real estate market it is important for sellers to have an advantage over other homes for sale on the market. Having your home inspection completed as soon as possible when selling your home will give you peace of mind, and an edge over other properties for sale. A Move-In Certified Home Inspection sign displayed in your yard will alert buyers that the inspection has been completed and is available for their review. It also makes your home memorable to them, as: "The home that was Pre-Inspected" so it stands out in their minds, and is set apart from all the other homes on their list.

Realtors should urge their sellers to have the inspection done as soon as possible so there are no surprises that could delay the closing, or worse yet, cause the buyer to back out.

Below is excerpts of an article written by Nick Gromicko, Former REALTOR and Founder of the International Association of Certified Home Inspectors

Seller Inspections:
Streamlining Real Estate Transactions

by Nick GromickoMove-In Certified

Former REALTOR and Founder of the International Association of Certified Home Inspectors
Seller inspections (sometimes referred to as pre-listing inspections) are becoming more popular because they virtually eliminate all the pitfalls and hassles associated with waiting to do the home inspection until a buyer is found.  In many ways, waiting to schedule the inspection until after a home goes under agreement is too late.  Seller inspections are arranged and paid for by the seller, usually just before the home goes on the market or shortly thereafter.  The seller is the inspector's client.  The inspector works for the seller and generates a report for the seller.  The seller then typically makes multiple copies of the report and shares them with potential buyers who tour the home for sale.  Seller inspections are a benefit to all parties in a real estate transaction.  They are a win-win-win-win situation.... 
Advantages to the Seller:
Move-In Certified Yard Sign
  • The seller can choose a certified InterNACHI inspector rather than be at the mercy of the buyer's choice of inspector.
  • The seller can schedule the inspections at the seller's convenience.
  • It might alert the seller to any items of immediate concern, such as radon gas or active termite infestation.
  • The seller can assist the inspector during the inspection, something normally not done during a buyer's inspection.
  • The seller can have the inspector correct any misstatements in the inspection report before it is generated.
  • The report can help the seller realistically price the home if problems exist.
  • The report can help the seller substantiate a higher asking price if problems don't exist or have been corrected.
  • A seller inspection reveals problems ahead of time, which:
    • might make the home show better.
    • gives the seller time to make repairs and shop for competitive contractors.
    • permits the seller to attach repair estimates or paid invoices to the inspection report.
    • removes over-inflated buyer-procured estimates from the negotiation table.
  • The report might alert the seller to any immediate safety issues found, before agents and visitors tour the home.
  • The report provides a third-party, unbiased opinion to offer to potential buyers.
  • A seller inspection permits a clean home inspection report to be used as a marketing tool.
  • A seller inspection is the ultimate gesture in forthrightness on the part of the seller.
  • The report might relieve a prospective buyer's unfounded suspicions, before they walk away.
  • A seller inspection lightens negotiations and 11th-hour re-negotiations.
  • The report might encourage the buyer to waive the inspection contingency.
  • The deal is less likely to fall apart, the way they often do, when a buyer's inspection unexpectedly reveals a last-minute problem.
  • The report provides full-disclosure protection from future legal claims.
Move-In CertifiedAdvantages to the Real Estate Agent:
  • Agents can recommend certified InterNACHI inspectors, as opposed to being at the mercy of buyer's choices in inspectors.
  • Sellers can schedule the inspections at seller's convenience, with little effort on the part of agents.
  • Sellers can assist inspectors during the inspections, something normally not done during buyers' inspections.  
  • The reports help sellers see their homes through the eyes of a critical third-party, thus making sellers more realistic about asking price.
  • Agents are alerted to any immediate safety issues found, before other agents and potential buyers tour the home.
  • Repairs made ahead of time might make homes show better.
  • Reports hosted online entice potential buyers to tour the homes.
  • The reports provide third-party, unbiased opinions to offer to potential buyers.
  • Clean reports can be used as marketing tools to help sell the homes.
  • The reports might relieve prospective buyers' unfounded suspicions, before they walk away.
  • Seller inspections eliminate "buyer's remorse" that sometimes occurs just after an inspection.
  • Seller inspections reduce the need for negotiations and 11th-hour re-negotiations.
  • Seller inspections relieve the agent of having to hurriedly procure repair estimates or schedule repairs.
  • The reports might encourage buyers to waive their inspection contingencies.
  • Deals are less likely to fall apart, the way they often do, when buyer's inspections unexpectedly reveal last-minute problems. 
  • Reports provide full-disclosure protection from future legal claims.
Seller DisclosureAdvantages to the Home Buyer:
  • The inspection is done already.
  • The inspection is paid for by the seller.
  • The report provides a more accurate third-party view of the condition of the home prior to making an offer.
  • A seller inspection eliminates surprise defects.
  • Problems are corrected, or at least acknowledged, prior to making an offer on the home.
  • A seller inspection reduces the need for negotiations and 11th-hour re-negotiations.
  • The report might assist in acquiring financing.
  • A seller inspection allows the buyer to sweeten the offer without increasing the offering price by waiving inspections.
Common Myths About Seller Inspections:
Q.  Don't seller inspections kill deals by forcing sellers to disclose defects they otherwise wouldn't have known about?
A.  Any defect that is material enough to kill a real estate transaction is likely going to be uncovered eventually anyway.  It is best to discover the problem ahead of time, before it can kill the deal.
Q.  A newer home in good condition doesn't need an inspection anyway.  Why should the seller have one done?
A.  Inspectors produce objective reports.  If the property is truly in great shape, the inspection report becomes a pseudo-marketing piece, with the added benefit of having been generated by an impartial party.

In summary, seller inspections streamline the real estate sales process for all parties involved.  InterNACHI recommends that every home be inspected before being put on the market (listed) and recommends annual inspections for homes that aren't for sale.

Posted by

Cheryl Dickson
970-462-5100 Wichita Falls, TX

Staff - Wichita Falls Association  of Realtors


Retired Realtor-GRI / Retired Home Inspector

Comments (6)

Fred Griffin Florida Real Estate
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

Cheryl, I encourage "Pre-Inspections", especially on older houses, or houses that have not been maintained. 

I like the "Move-In Certified" sign.

Nov 17, 2011 04:35 PM
Cheryl Dickson
Retired Realtor / Retired Home Inspector - Oklahoma City, OK
Retired Realtor, GRI / Retired Home Inspector

Fred, that's great to hear, that's a smart way to prevent last minute discoveries of serious issues that could delay or stop the successful sale of the home.

The Move-In certified sign is starting to become familiar to buyers in the area, and they say it gives them more confidence when making an offer on a home. They, more often than not, waive the home inspection contingency, and are pleased to save money on the transaction.

Nov 17, 2011 05:19 PM
Joni Bailey
101 Main St. Realty - Huntsville, TX
Your Huntsville / Lake Livingston Area REALTOR®

I really like pre-inspections. It is better for a seller to know BEFORE they negotiate, issues that they likely will have to deal with!

Nov 23, 2011 12:10 AM
Larry Atkins
State Wide Realty Co. - Farmville, VA
Veteran Owned & Operated

Pre-inspections are excellent, unfortunately in current market I have found many sellers are unwilling to go through the expense in advance. You've got some excellent points to help sway them though!

Nov 23, 2011 02:07 AM
Michael Jacobs
Pasadena, CA
Los Angeles Pasadena 818.516.4393

Cheryl --- I like really like love pre-market home inspections for sellers.  This is a great tool for those sellers who may not be as involved in the home maintenance process or may have never lived on the property(successor trustees) --- knowledge of your home is a very powerful tool in marketing and certainly in all so important disclosure phase of the transaction.   We can post inspections online in our MLS so buyers know issues upfront.  

Nov 23, 2011 08:44 AM
Cheryl Dickson
Retired Realtor / Retired Home Inspector - Oklahoma City, OK
Retired Realtor, GRI / Retired Home Inspector

Joni -That's so true, last minute surprises are no fun. Plus if they have disclosed the issues ahead of time, they will be able to say they priced the home accordingly.

Larry -Yes, in today's market everyone is trying to pinch the pennies! The Pre-Inspection does give a seller a UNIQUE SELLING POINT by offering something other homes competing in the market don't have. It is a great advantage!

Mike -That's a great point you made about absentee sellers! I'm gonna use that in my marketing. THANK YOU! Online reports are really helpful! Glad to see you provide them.

Happy Thanksgiving to Everyone!

Nov 24, 2011 02:19 AM