Pre-Listing Inspection
Find it before the buyer's inspector does
An inspection for sellers, done before the home goes on the market — so you can fix things on your own schedule, price them in, or disclose them accurately, instead of renegotiating in escrow.
Your inspection, before theirs
A buyer's inspection is done for the buyer, on the buyer's timeline, usually with an offer already on the table. Whatever it turns up becomes a repair request or a price cut, and you have days to answer.
A pre-listing inspection turns that around. You learn the condition of the home before any buyer does, then decide what to repair, what to price in and what to disclose — on your schedule, with your own contractors' quotes.
The report is written plainly, and it records what's in good order as well as what isn't. Many sellers hand it to buyers and their agents with the disclosures.
- House, from
- $649
- Condo, from
- $549
Same scope and price as a buyer's inspection. Larger or older homes are quoted before we book.
(628) 230-0357See a sample reportWhat the report gives you
The full inspection
Roof to foundation and every major system — the same ground a buyer's inspector will cover.
Measured readings
Moisture, thermal and electrical readings, each photographed with the instrument display legible, so a buyer can't wave them away as opinion.
Findings rated by urgency
What needs repair, what to keep an eye on, and what is in good order — the good news goes in the report too.
Next steps and who to call
Which trade to contact for each item, so you can get quotes before the listing goes live.
Same-day report
Usually with you and your agent the evening of the inspection.
Nothing to sell you
We're inspection-only and don't do repairs, so no finding is there to create work.
Three ways to use the findings
- Repair it before listing. Most findings are small, and cheaper to fix now than to concede in escrow.
- Price it in. For bigger items, get a contractor's quote and let the asking price reflect it.
- Disclose it. California requires sellers to disclose known material defects. A dated, photographed report makes that disclosure accurate — and a defect disclosed up front can't reopen the deal later.
What it doesn't replace
Most buyers will still hire their own inspector, and they should. A pre-listing inspection doesn't stop that — it makes it far less likely that their report tells you something new.
What sellers are usually surprised by
Moisture with nothing to see
Readings above normal at wall bases or under sinks, with no stain yet. Usually traced to drainage outside, and usually cheap to correct.
Water heater and alarm requirements
California requires water heater bracing and working smoke and carbon monoxide alarms when a home is sold. Easy fixes before listing; awkward ones in escrow.
Electrical items
Ungrounded outlets, missing GFCI protection in kitchens and baths, and double-tapped breakers.
Drainage at the foundation
Downspouts emptying at the wall base and soil sloping toward the house — the cause behind a lot of crawl space findings.
Unpermitted work
Garage conversions, added bathrooms and in-law units. We can't check permit records, but we point out work that looks uninspected so you can check before a buyer asks.
Small items that add up
Cracked cover plates, worn caulk, slow drains. None matter alone, but a long list gives a buyer easy negotiating points.
Frequently Asked Questions
Selling soon?
Book a pre-listing inspection and know what's in the report before a buyer does.