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Should You Have a Home Inspection BEFORE Going on the Market?

Real Estate Broker/Owner with Waves Realty BK3246853

I get asked this question quite often. I always have the same answer...it depends.

It seems like a straight forward idea. Have an inspector come out, have the home inspected, and use this inspection as a punch list to take care of repairs before the home even goes on the market. 

Here is the issue: You will be required (in most states) to disclose everything on the report. This includes those things you repaired, as well as those you did not repair. Maybe the report said the A/C unit is 10 years old and working well, but nearing the end of its useful life. This type of language is often used as a CYA phrase by the inspector in case a repair is needed shortly after the report. That A/C unit might have 3-5 more years of life, but the potential buyer could see it as a potential problem that would require a large investment. This could stop a potential offer.

No matter if you have done an inspection, the buyer should be encouraged to do their own home inspection. This protects the seller against claims that they had a friendly inspection company that did not disclose every issue. 

I prefer my clients get major components checked out before going on the market (have an A/C company come and service the unit before listing, have a roofer look at the roof before listing, have a pool company come out and do a service). The opinion of these individual experts carry more weight than a home inspection company. They will service and either give a clean bill of health, or give recommendations that can be taken care of (or disclosed as needing repair on a property disclosure). This can also give you positive info to disclose in your listing. 

Posted by


Jeffrey DiMuria

Waves Realty
2018 Melbourne Ct, suite 206
Melbourne, FL 32901

Phone: 321.223.6253         

e-mail:  Jeff@WavesRealtyFL.com 

Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Jeff, I side with you, I get the major components checked prior to listing, so just in case they need repairs, they can get them done.  Otherwise, not so much.

Sep 28, 2023 08:17 AM
Will Hamm
Hamm Homes - Aurora, CO
"Where There's a Will, There's a Way!"

Hello Jeffrey and thank you for the great information to share with us here in the Rain.  Can I re blog this down the road.

Sep 28, 2023 09:34 AM
Jeffrey DiMuria 321.223.6253 Waves Realty


Sep 28, 2023 03:08 PM
Michael Jacobs
Pasadena, CA
Pasadena And Southern California 818.516.4393

Hello Jeffrey - a long-debated topic in real estate.  It's much discussed too.  And for all sorts of reasons.  Like so many things in real estate and in life, the "it depends" response "fits" well.  May the conversation continue.  That's a good thing in my opinion.  

Sep 28, 2023 09:47 AM
Richard Weeks
Dallas, TX
REALTOR®, Broker
Great information, thanks for sharing.  I hope you have a great day.
Sep 29, 2023 04:00 AM
Brian England
Ambrose Realty Management LLC - Gilbert, AZ
MBA, GRI, REALTOR® Real Estate in East Valley AZ

I have heard of this, but I am not a big fan of having it done.  Due diligence is the buyer's responsibility and even if the seller tries to fix everything that might be wrong with a home, it will never be perfect, haha.

Sep 29, 2023 04:46 AM
Jeffrey DiMuria 321.223.6253 Waves Realty

I like to deal with repairs with cash. This way the seller has no more issue if something is done wrong or cheaply.

Sep 29, 2023 06:49 AM
Nina Hollander, Broker
Coldwell Banker Realty - Charlotte, NC
Your Greater Charlotte Realtor

Good morning, Jeff. I tell my buyers if they choose not to have an inspection, they will sign a waiver for me saying I recommended one, but they chose not to do one. As for a pre-sale inspection... all I can say is it depends.

Sep 29, 2023 06:00 AM
Jeffrey DiMuria 321.223.6253 Waves Realty

exactly. The pre-sale inspection will only be recommended by me on a limited basis. Not doing a buyer inspection is simply dumb.

Sep 29, 2023 06:50 AM
Kathy Streib
Cypress, TX
Home Stager/Redesign

Jeffrey- Love this and yes, "it depends" is an answer. I like your approach though. Instead of a blanket general inspection, have an HVAC person check the AC...have a roofer and pool company give their opinion. Much better than a 'maybe" approach. 

Sep 30, 2023 04:31 PM
Kathy Streib
Cypress, TX
Home Stager/Redesign

Sep 30, 2023 05:49 PM
Patricia Feager, ABR,CRS,GRI,MRP
Selling Homes Changing Lives

Jeffrey DiMuria 321.223.6253 Waves Realty - I think its a great idea and I also suggest it to prospective Sellers. I find that those who don't object to have a home inspection before listing sell quicker and willing to get the work done before the listing or will agree to have it done if buyers ask before making an offer. 

I've discovered that those who object, usually have the most problems after a Buyer's Home Inspection report is revealed and are less willing to make repairs, replacements, or give cash in lieu of repairs. Their houses usually take a lot longer to sell or they may relist with someone else in hopes of getting different results.

Always do the right thing, is my belief. 

Oct 01, 2023 04:00 AM
Leanne Smith
Dirt Road Real Estate - Golden Valley, AZ
The Grit and Gratitude Agent

From a sales perspective, this is a no-brainer.  By having the inspection done before listing the home, allows the seller to handle those minor repairs and to contract out any major repairs as well as being notified of any serious issues.  We did this and had a binder on our kitchen counter top with the inspection report and noted repairs along with photographs.

Oct 01, 2023 05:33 AM
Kristin Johnston - REALTOR®
RE/MAX Platinum - Waukesha, WI
Giving Back With Each Home Sold!

Great post!  Thanks for sharing and enjoy your day!

Oct 01, 2023 06:49 AM
Candice A. Donofrio
Next Wave RE Investments LLC Bullhead City AZ Commercial RE Broker - Fort Mohave, AZ
928-201-4BHC (4242) call/text

AGREE with you, Jeff. Just had this conversation with someone going to inspector classes! I've lived in my home since it was built, 22 years. I know what 'I live with' that needs to be dealt with (stupid things, I need new bathroom faucets and counters! LOL) BUT if my home was for sale, would NEED to be fixed. I have every repair for every issue in 'house file' for reminders if/when I need to disclose.

Home inspectors are simply eyes and ears for the systems in the home - NOT experts IN those systems . . . so having the experts evaluate and repair is sensible.

This chicken/egg topic has been discussed long and hard, and honestly I see both sides. But knowing that home inspectors 'recommend further review' very frequently . . . 

 . . . also in CRE, 99% of the time a commercial contractor, NOT inspector is used. Mostly for that reason. Buyer needs the guy who can fix it. 


Oct 01, 2023 07:28 AM
Roy Kelley
Retired - Gaithersburg, MD

Thank you very much, Jeff, for sharing your experince and advice.

Have a productive week.

Oct 01, 2023 01:51 PM
Ed Silva, 203-206-0754
Mapleridge Realty, CT 203-206-0754 - Waterbury, CT
Central CT Real Estate Broker Serving all equally

If someone has been in the house a long time, and the outward signs show that maintenance has not always been a priority, I suggest an inspection as surprises after a contract is entered can be expensive.

Oct 02, 2023 07:07 AM
Diana Dahlberg
1 Month Realty - Pleasant Prairie, WI
Real Estate in Kenosha, WI since 1994 262-308-3563

Enjoyed your post and agree ... thank you for sharing this advice.  Hope you have a wonderful week ahead!  Jeffrey DiMuria 321.223.6253 Waves Realty 

Oct 02, 2023 10:10 AM
Debe Maxwell, CRS
Savvy + Company (704) 491-3310 - Charlotte, NC

I just had this conversation with a seller this weekend - a new roof with warranty, a sealed crawl space with annual check-ups by the sealing company and 5 new HVACS serviced twice annually pretty much shut me up about having any inspections! It truly does depend upon those 3 as they are the BIG deals when selling a home. Other items are often inspector-specific and the buyer's inspector may not focus on what mine does for the little things! 

When representing buyers, the only buyers I have who do not inspect are builders/contractors and I still have them sign a waver stating that they have been strongly advised to have a home inspection. They always laugh at me saying, "A contractor trumps an inspector any day of the year!" And, they're right but, I still have the sign!

Oct 09, 2023 10:19 AM
Wanda Kubat-Nerdin - Wanda Can!
Red Rock Real Estate (435) 632-9374 - St. George, UT
St. George Utah Area Residential Sales Agent

Unless it’s a newer home and the owners are diligent and keep up in everything, it could make sense to get a prior inspection. You can also walk through the house with them to check if appliances and systems are working with no visible problems. Buyers most like will get their home inspection anyway. So, yes, it depends, Jeffrey!

Oct 17, 2023 03:15 PM
Charles Ross - eXp Realty LLC
eXp Realty LLC Salina Group - Salina, KS
Love To Help People

Insightful post, Jeffrey! Focusing on major components like A/C, roofing, and pools before listing can really enhance a property's appeal and transparency. A strategic move for any seller! 🏠🛠️ #RealEstateTips #ProactiveSelling

Nov 24, 2023 05:38 AM