Are Pre-listing Home Inspections Worth It? Here’s What Sellers Need to Know
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Matthew Stalcup, Contributing AuthorClose
Matthew Stalcup Contributing AuthorMatt is a Sacramento Valley native and current Portland, Oregon resident who is always happy to be writing. He holds a degree in English Literature and Technocultural Studies from the University of California, Davis, and is a recent inaugurate to the exciting world of real estate.
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Sam Dadofalza, Associate EditorClose
Sam Dadofalza Associate EditorSam Dadofalza is an associate editor at HomeLight, where she crafts insightful stories to guide homebuyers and sellers through the intricacies of real estate transactions. She has previously contributed to digital marketing firms and online business publications, honing her skills in creating engaging and informative content.
The home inspection process is often one of the greatest obstacles to closing a sale. If the inspector finds issues with your property, your buyer can leverage these findings to negotiate a lower price or even walk away from the sale. According to the National Association of Realtors’ November 2025 Realtors Confidence Index Survey, 15% of contracts experienced delayed settlements. In many cases, inspection issues were the reason.
But thankfully, you can take a proactive approach with a pre-listing home inspection. By completing a home inspection before you list your home, you can tackle necessary repairs upfront to avoid related delays and price reductions.
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The impact an early inspection has on your sale depends on your unique property and market conditions. We’ll break down how a pre-listing home inspection works and how it can benefit your home sale.
What is a pre-listing home inspection?
A pre-listing home inspection is the same as a standard home inspection except that the seller pays for it before listing their home on the market.
Jennifer Smeltzer, a top-performing real estate agent in Jackson County, Missouri, advises sellers to complete the pre-listing inspection no sooner than two months before listing their property. This way, buyers trust that the inspection findings are indicative of the home’s current condition.
During a pre-listing home inspection, a certified home inspector will assess the property, noting the condition of major structural components and features. In particular, they will check the following:
- Electrical systems
- Plumbing systems
- Roofing
- Heating and air conditioning systems (HVAC)
- Foundation
- Ceilings
- Walls
- Windows and doors
- Insulation
- Attic spaces
- Basements
The inspector will determine whether there are any issues with these features, looking for signs of damage like leaks, cracks, faulty wiring, and code violations. It’s important to keep in mind that most home inspections do not evaluate the condition of the paint, wallpaper, and other finishes.
What a pre-listing inspection covers (and what it usually doesn’t)
A pre-listing inspection gives sellers a clear snapshot of their home’s condition, helping prevent surprises during the sale. It typically focuses on safety, structural soundness, and the proper functioning of major systems. While thorough, there are a few things that inspections usually don’t cover, so it’s important to know what to expect.
- Roof, gutters, and attic: Inspectors check for leaks, damage, and proper ventilation to ensure your home is protected from water issues.
- Foundation and structural elements: Walls, floors, and support systems are evaluated for cracks, shifts, or other signs of structural problems.
- Plumbing and water systems: Pipes, fixtures, water heaters, and drainage are tested for leaks, pressure issues, and proper operation.
- Electrical systems: Inspectors examine wiring, panels, outlets, and grounding to confirm safety and functionality.
- HVAC systems: Heating, ventilation, and air conditioning units are checked for efficiency, proper operation, and potential repairs.
- Appliances and built-in features: Major appliances, fireplaces, and other built-in systems are reviewed for working condition.
Cosmetic issues, environmental hazards (like mold, asbestos, or radon), pools, septic systems, and code compliance for past renovations typically fall outside the standard inspection scope.
How can a pre-listing home inspection benefit your sale?
The main advantage of conducting a pre-listing home inspection is that it allows you to identify issues and complete repairs before a buyer is involved. Let’s take a look at how this and other benefits can accelerate the home sale process.
Get ahead of repairs
Common home repairs can take weeks to months to book and complete. A pre-listing home inspection gives you time to compare contractors and tackle repairs without the pressure of a buyer threatening to walk away from the sale.
Be aware that state laws mandate that sellers disclose known property issues to buyers. You’ll need to disclose any pre-listing inspection findings that you choose not to fix.
Reduce points of negotiation
Buyers often use home inspection findings to negotiate for a lower sale price or repair credits. For example, say an inspection reveals a major crack in the foundation that would cost $4,000 to repair. The buyer may ask that you either complete the repair or give them a $4,000 repair credit at closing. If the buyer included an inspection contingency in their offer, they can leave the deal with their earnest money intact if you don’t agree to their request.
With a pre-listing home inspection, you beat the buyer to the punch by completing (or at least acknowledging) these repairs ahead of time. Bypassing the usual inspection negotiations, which often last one to three days, can get you to closing faster.
As Smeltzer puts it:
Whether we fix those issues or we don’t, at least we know that they are there. Knowing this can help us determine a price point and stand confidently with that price during negotiations with buyers.
Jennifer Smeltzer Real Estate AgentCloseJennifer Smeltzer Real Estate Agent at Keller Williams Platinum Partners Currently accepting new clients
- Years of Experience 15
- Transactions 548
- Average Price Point $191k
- Single Family Homes 507
Determine an effective price point
Whether you tend to all, some, or none of the pre-listing home inspection findings, knowing your property’s condition can help set a strategic price. For instance, you might disclose that the roof needs repairing and share that the listing price reflects this discount. On the flip side, if you know your property is in perfect condition, you can price and market it as a turnkey home to encourage higher offers.
Encourage stronger offers
If you’ve conducted a pre-listing home inspection, you can market your home as “pre-inspected” and show buyers the inspection report along with relevant repair invoices. This documentation gives potential buyers the confidence to put in a higher offer because they know that there won’t be any surprise repair costs down the line.
“In my market, a pre-listing home inspection isn’t done a whole lot of the time, but it’s an added value … It’s definitely something that a buyer would want to see,” notes Smeltzer.
If a buyer is torn between offering on your home or another, the pre-inspection bonus may just serve as the tiebreaker they need.
Prepare for an FHA appraisal
If a buyer is backed by a Federal Housing Administration (FHA) loan, your home will need to pass an FHA home appraisal. This intensive appraisal process functions similarly to a home inspection as the FHA appraiser assesses the property’s overall condition.
For the buyer’s loan to go through, the seller needs to take care of repairs to ensure the home is safe, livable, and in good condition.
The entire list of necessary repairs is extensive and includes the following issues:
- Cracked window glass
- Missing handrails
- Poor workmanship
- Trip hazards
- Lack of an all-weather driveway surface
How much do pre-listing home inspections cost?
In general, an inspection for an average-sized residential property takes just a few hours to complete and costs on average between $300 and $420. Some home inspectors charge a flat fee for homes up to 2,000 square feet and charge per square foot thereafter.
Note that even with a pre-listing home inspection completed, your buyer may still order their own inspection before purchasing the property. In this case, it’s customary for the buyer to pay for the inspection.
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How to determine if a pre-listing home inspection is right for you
While a pre-listing home inspection can certainly speed things up, it isn’t always the right choice. Smeltzer tells us that she recommends pre-listing home inspections on a case-by-case basis. “A lot of times, a seller may not want to pay for the additional expense when they know the buyer is going to go ahead and do their own inspection, as well.”
To help you figure out whether or not a pre-listing home inspection is right for you, consider the following:
You should seriously consider a pre-listing home inspection if:
- You have deferred maintenance: If you’re aware of maintenance issues and haven’t tended to them properly, it’s a good idea to inspect your home before listing.
- You prioritize a quick sale: If you need to sell your home fast, a pre-listing home inspection might be worth it, so you know you’ve done everything in your power to speed up the process.
- You’re marketing your home as a “fixer-upper”: Buyers looking for a fixer-upper need to estimate total repair costs. Without conducting a pre-listing inspection, buyers may low-ball you to get a deal on a home that needs an undetermined amount of work.
- You have an old home: Inspections help uncover hidden wear and tear, giving sellers time to address issues before buyers raise concerns.
- You’re selling the home remotely: If you live far away from the property you’re selling and haven’t kept tabs on its condition, a pre-listing home inspection can help you get up to speed and set an accurate listing price.
- Your home has previous DIY renovations: A pre-listing report reassures buyers that any past work was done safely and meets standards.
- You’re in a cooling market where buyers are cautious: Providing inspection results upfront helps reduce hesitation and keeps negotiations on track.
- Your home has past insurance claims or known issues: Being transparent about prior problems builds trust and allows sellers to control how they’re handled.
You may want to skip the pre-listing home inspection if:
- Your local market is hot: If you’re in a seller-friendly housing market, where homes are selling left and right, you won’t need a pre-listing home inspection to entice buyers.
- You plan on selling your house to a direct buyer: If you plan to sell your home for cash to a direct buyer like an iBuyer or local cash buyer operation, there’s no advantage to conducting a pre-listing home inspection, as these companies often conduct their own assessments. With HomeLight’s Simple Sale platform, for instance, sellers can secure a competitive cash offer while avoiding repairs and offer negotiations.
- You’re selling a new build: If your home was built within the last few years, buyers may be more confident in its condition. In this case, a pre-listing home inspection is unlikely to influence offers or negotiations.
- You’re sure nothing is wrong with your property: Maybe you’re a contractor who has kept your home in mint condition. If you intimately know your property, you may not want to pay for information you’re already aware of.
If you are still unsure of whether or not you want to pay for a pre-listing home inspection, consult your real estate agent. An experienced professional knows their local market well and can advise if a pre-listing home inspection can benefit your sale.
A smooth home sale starts early
A pre-listing home inspection gives you a clear picture of your home’s condition before buyers ever step inside. It helps you spot potential issues early, so there are fewer surprises that could slow down or derail your sale later. By addressing problems upfront, you can price your home more confidently and reduce back-and-forth during negotiations.
Buyers also tend to feel more comfortable when they see that a seller has been transparent and proactive. In many cases, this leads to a smoother transaction and a faster path to closing. To get the most out of a pre-listing inspection and position your home for success, partner with an experienced real estate agent who can guide you every step of the way.
Header Image Source: (Nick Wright / Unsplash)
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