Is a Pre-Listing Inspection a Good Idea?

Should You Get a Pre-Listing Home Inspection? My Honest Take

If you’ve talked to more than a couple of real estate agents, you’ve probably heard the advice: “You should get a pre-listing inspection before putting your home on the market.”

The logic sounds good—find out what’s wrong, fix it before listing, and present buyers with a move-in-ready home. But is this really worth the time, money, and possible headaches?

I’m going to give you my answer… and it’s probably not what you’ve been told before.

The Problem With Pre-Listing Inspections

The main selling point of a pre-listing inspection is simple: identify repairs ahead of time so buyers don’t get spooked later.

But here’s the catch—if you get the inspection and don’t fix everything on the list, you now have a stack of documented issues that you may be obligated to disclose to potential buyers.

That means you’ve potentially created more problems for yourself without actually improving the home.

A Real-World Example

Let me share a story.

Several years ago, a home hit the market and went under contract quickly. The buyer’s inspector found about $4,000 worth of siding damage. That deal fell through.

The home went back on the market, got another offer, and this time the inspector said nothing about the siding… but flagged the HVAC system as needing replacement—another $4,000 repair.

Here’s the kicker:

• Inspector #1 never mentioned the HVAC.

• Inspector #2 never mentioned the siding.

Each found different issues, and neither found everything.

The Takeaway

No matter what you do, an inspector will always find something—because that’s literally their job.

It’s a fantasy to think you can fix every possible issue ahead of time and have the next inspector say, “This house is perfect.” That’s just not going to happen.

My Advice

Skip the pre-listing inspection unless you have a specific reason to do one (for example, a unique property with unusual systems).

Instead:

1. Fix what you already know is wrong.

2. Let the buyer’s inspector do their job.

3. Negotiate repairs when that time comes.

This approach saves you time, avoids unnecessary disclosure headaches, and keeps the focus on presenting your home in the best possible light.

That’s my take. Could I be wrong? Maybe. But after years in real estate, I’ve seen enough to be confident in this advice.

If you want to debate it, I’m ready—bring it on.

Bill Stevenson
Spotlight Realty