A pre-listing inspection assesses a property's condition before the seller lists the house on the market. Some sellers obtain one to get ahead of issues the buyer's home inspection may uncover.
However, a pre-listing inspection is rarely worth it for sellers.
You could see some benefits, like buyers being more attracted to your home if there's proof it doesn't have major issues.
But there are plenty of risks. You could waste time and money fixing things that don’t actually matter to buyers. And if the inspection does uncover problems, you have to disclose them to potential buyers, which may lessen the number of offers you receive.
Whether or not to get a pre-listing inspection is a big decision, and it's one you don’t have to make alone. Work with a real estate agent who can help you determine if a pre-inspection is right for you. They can guide you toward the repairs buyers want to see and help you negotiate the best price.
If you don't have a realtor yet, we can connect you with the top agents in your area. Just answer a few short questions, and we'll send agent recommendations to your inbox. Each realtor is experienced, vetted, and charges half the typical commission rate.
What is a pre-listing inspection?
Generally, the seller home inspection assesses the property’s structure and systems. It can cover:
- Foundation, basement, and structural components
- Roof, attic, and visual insulation
- Walls, ceilings, floors, windows, and doors
- Heating and air conditioning systems
- Electrical system
- Interior plumbing system
However, you can decide how thorough you want the inspection to be. For instance, if you’re concerned about cracks in the foundation, the inspector can focus on that area.
A pre-listing inspection can help you identify which repairs you need to make before selling your house.
What's the difference between a pre-listing inspection and a home inspection?
| Pre-listing inspection | Home inspection |
|---|---|
| Paid for by the seller | Paid for by the buyer |
| Takes place before the seller lists the house | Takes place after the buyer makes an offer |
One major difference between a pre-listing inspection and a home inspection is who pays for the home inspection. The seller covers the pre-listing home inspection cost, while the buyer pays for a traditional home inspection.
The timing of the inspections also differs. A sellers home inspection is typically done before the house is listed on the market. A buyer orders a home inspection after they make an offer on the property.
Do I need a pre-listing inspection?
For most home sellers, a pre-listing inspection is likely not worth the time or money. While it might seem like a proactive step, it can create more problems than it solves.
Buyers typically hire their own inspector anyway, and there's no guarantee that their findings will align with your pre-listing report. Every inspector has their own approach, and some are more thorough than others.
Plus, if your inspector uncovers a major issue, you’ll either need to fix it or disclose it, potentially giving buyers more leverage in negotiations.
In many cases, you can get free estimates from contractors for specific concerns like HVAC or roofing, avoiding the need to shell out a few hundred dollars for a full inspection.
While a clean pre-listing report could, in theory, reassure buyers, the risk of unexpected findings outweighs the benefits for most sellers. Instead of spending time and money on an inspection, it’s often better to let the buyer handle it and then negotiate repairs or concessions as needed.
However, there are some scenarios where a pre-listing inspection may be more useful. If you’re selling an older home that needs repairs, an inspection can help you identify major issues ahead of time, allowing you to either make repairs or price the home accordingly to avoid surprises during negotiations. If you're selling a home as is, you might also benefit from a pre-inspection, as it gives you a clearer picture of the home’s condition and helps you set realistic expectations for buyers.
If you have a newer house or you've been the sole homeowner, you can probably skip a pre-listing home inspection. You likely already know what major issues might affect the sale.
What are the drawbacks of a pre-listing home inspection?
There’s much involved in selling your house, from prepping it for showings to determining a list price and marketing it. A pre-listing inspection adds an extra step that could do more harm than good.
Drawbacks include:
- ❌ Unnecessary repairs. Buyers have different priorities and budgets. A pre-inspection could lead you to pay for repairs that buyers can easily cover — or wouldn’t have noticed in the first place.
- ❌ Conflicting inspection reports. A buyer will likely order a home inspection after making an offer. Their inspector may not find the same issues.
- ❌ Required disclosures. Regardless of whether you fix anything, you’ll be required to disclose issues that come up in the pre-inspection to potential buyers.
- ❌ Added cost. The actual cost to sell a house often surprises homeowners, ranging from 7.59% to 8.59% of the final sale price. That means it could cost at least $30,000 to sell a $400,000 home. Sellers may not want to shell out another $250–$400 (or more) for something that isn’t required.
What are the benefits of a pre-listing home inspection?
Pre-listing home inspections can be helpful in some circumstances. If your house is older or you’re not in a hurry to sell, you can take some time to address any red flags before going under contract.
You can also get estimates on recommended repairs to decide what you can do yourself and what might require a contractor. Based on the inspection report, your listing agent can help you determine which repairs are necessary — and what not to fix when selling a house so you can focus your efforts on repairs that will matter most to buyers.
Other benefits include:
- ✅ Attract more buyers. If the pre-inspection shows few major concerns, buyers will see your home as a good investment.
- ✅ Close quicker. A pre-listing inspection enables you to proactively make repairs that might otherwise slow down the closing process.
- ✅ Offer fewer buyer concessions. Any fixes you can make before listing the property will mean fewer credits or concessions. You can add the repair costs to the listing price.
How much does a pre-listing inspection cost?
The average seller home inspection costs $338 but can range from $250 to $400 or more, depending on the property size. You could choose to do a specialized inspection on a specific part of your house or system instead, but you won’t necessarily save any money.
The average cost for a roof inspection is $236,[1] while a foundation inspection is about $600.[2] An HVAC inspection ranges from $250 to $400,[3] so you’d likely be better off paying for a full inspection. Plumbing inspections can cost $1,375 or more if you need a visual and camera inspection.[4]
