To Inspect, or Not to Inspect - Prior to Listing the Home For Sale

Real Estate Agent with Value Added Service, 602-620-2699 SA5376460000

To Inspect, or Not to Inspect - Prior to Listing the Home For Sale

There's been much written about this topic on AR, but today    Home Inspection I'd like to ask your feedback.  It's worked before when I've asked a seller to pay for a home inspection, have every item repaired, print out the report, display it on a countertop, and show it to potential buyers.  That seller had lived in the same home for 13 years, raising a family and going about their everyday living.  

My philosophy has been, be transparent.  If you're transparent in your dealings and show a potential buyer that you have made every repair and maintained this home as a home, not as a house, then the sale will proceed on a higher level.  There are houses for sale (foreclosures) and there are homes for sale (traditional sales.)

Home Inspection

But I'm sure not everyone thinks/feels this way.  So what are your thoughts?  Should someone selling a home in today's market hire a home inspector and proceed in making every repair.  A buyer could come along and ask for more repairs later and then "here we go again," which could frustrate the seller.  The seller then has the option of paying for even more repairs if a buyers inspector finds more that needs fixing.



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  1. Winston Heverly 01/18/2012 03:46 PM
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David Burrows
Classic Realty - Fairfax, VA
No Pressure, Just Seriously Devoted to Real Estate

I personally like pre-sale Home Inspections. Once the maintenance is done the sellers can feel good about their sale and help the buyer to feel good, also.

Jan 18, 2012 11:20 AM #1
Rebecca Gaujot, Realtor®
Vision Quest Realty - Lewisburg, WV
Lewisburg WV, the go to agent for all real estate

It would be nice if all sellers would do this, but some just can't do it or will not do it.  I agree with David above both the seller and buyer can feel relieved...even though the buyer still may still want to hire his own inspector.

Jan 18, 2012 11:26 AM #2
David Spencer
Keller Williams Northland - Kansas City, MO
Show Me real estate in Kansas City

After 30 years, I prefer the buyer to make the inspection.

Jan 18, 2012 11:29 AM #3
Ken's Home Team LLC. | 360.609.0226 | Portland, OR & Vancouver, WA Real Estate Team
Ken's Home Team LLC. - Vancouver, WA

i will say there are times to do it.. if you are an equity propert do it... if not, i do not think you need to waste the money

Jan 18, 2012 11:40 AM #4
Juli Vosmik
Dominion Fine Properties - Scottsdale, AZ
Scottsdale/Cave Creek, AZ real estate 480-710-0739

Jan, I'd have to say I'm with David on this.  Then, when the seller's repair most of the stuff on the punch list, it shows them their willingness.  I do urge my home seller's to provide a log and receipt of any major work done over the years, if they have it.  I like to display that on the kitchen counter.  

Jan 18, 2012 11:54 AM #5
Kay Van Kampen
RE/MAX Broker, RE/MAX - Springfield, MO
Realtor®, Springfield Mo Real Estate

I've lived in my home for 15 years now.  Although we've maintained it well, if I were to put it on the market, I've have it inspected before listing it.  I don't want anything to go wrong when I get a buyer.

Jan 18, 2012 02:15 PM #6
Jon Zolsky, Daytona Beach, FL
Daytona Condo Realty, 386-405-4408 - Daytona Beach, FL
Buy Daytona condos for heavenly good prices

Jan - I am not sure it is a good idea. Buyers usually do not trust the inspection done by Sellers. I am not sure the Sellers like the idea of paying for it before it is even needed.

Jan 18, 2012 03:52 PM #7
Tammie White, Broker
Franklin Homes Realty LLC - Franklin, TN
Franklin TN Homes for Sale

I am not in favor of this practice. Our responsibility is to net the seller the most money possible. By conducting a home inspection, he will have the cost of the inspection and then repairs. Once the seller knows what is wrong with the house, he is required to disclose. Why beg a problem? We must remember that all things are negotiable in real estate...including repairs. Even if a number of things are found by a buyer, that doesn't necessarily mean the buyer will ask for them to be repaired. I do what will net my seller the most amount of money as possible and that is not to pre-inspect.

Jan 18, 2012 03:53 PM #8
Irene Durocher
Coldwell Banker BUYERS AGENT - Boca Raton, FL

Hi Jan, it makes sense for the seller to repair the items they know need repairing.  It eliminates

the " haggling " once they get an offer on the property.

I once had a roof inspection on a cement tile  roof by an inspector that weighed in at about

300 + pounds , he told me there were several broken tiles. I wonder what could have

caused that ??

Irene Durocher Bristol Properties 

Boca Raton,Fla. on the Atlantic Ocean

Jan 19, 2012 02:03 PM #9
Jan Green
Value Added Service, 602-620-2699 - Scottsdale, AZ
HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN

David - I agree with you. On certain properties and occasions, it can benefit the sale.  I had once such occasion.

Rebecca - thanks for your comments as well.

David #2 - If a seller hasn't lived in the property long and knows what was repaired already, no worries.  

Ken - agreed.

Juli - Yes, it makes sense on some properties to do a pre-listing inspection.  It also gives me peace of mind about how smoothly the transaction will go.

Kay - good for you!

Jon - I'd say it depends.  If everything is laid out on a counter with receipts and everything is done, what's not to trust?  Of course they'll still do their own inspection, which might upset the seller, but if you manage expectations properly that this might happen, it isn't so bad.

Tammie - I think it depends on the market we're in. If it's a buyers market, then establishing a move-in ready situation might win over a buyer. 

Irene - and who needs haggling.  I like to smooth out the wrinkles before they become ironed in!  

Have a great weekend everyone!

Jan 20, 2012 06:32 AM #10
Marge Piwowarski
Phoenix AZ Horse Property - Phoenix, AZ
Phoenix AZ Horse Property, LLC

One problem I have encountered is the different findings by different inspectors.  If the homeowner is clueless about codes and home maintenance a pre inspection might be great.  No guarantee that the buyers inspector won't find additional items he considers defective. 

Jan 23, 2012 06:15 AM #11
Jan Green
Value Added Service, 602-620-2699 - Scottsdale, AZ
HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN

Marge - You're right.  I have a home inspector that is so thorough that if anything is found on the 2nd inspection, it's oftentimes so trivial that it isn't a requested repair.  Or the sellers say, sure, I'll fix that.  It has worked in specific situations, but not every situation.  Have a great weekend!

Jan 28, 2012 05:15 AM #12
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Jan Green

HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
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