A Case for Pre-Listing Inspection—Protecting Sellers During Inspection Period

As a home seller in Brevard County, you may ask yourself, “Do I need to hire my own home inspector when selling my home? Isn’t it the potential buyer’s job to hire a home inspector once the property is under contract? Why should I spend the money?”

True—it’s the norm for the Buyer to hire an inspector soon after going under contract. But there are some great reasons for home Sellers to hire their own inspector before the listing officially hits the market.

Choose a Trusted Home Inspector

First, as a listing and selling agent here in Brevard, I have my own trusted inspector. Because of our long history of transactions together, I know him to be honest and thorough. If my Sellers feel they have a well-maintained home and we get it under contract, the Buyers will be hiring their own inspector, not mine. Temperaments range from inspector to inspector, so it can be an unfortunate surprise when a Buyer’s inspector dramatizes minor (or major) repairs, putting fear into the hearts of Buyers.

Countless deals have been lost due to poor communication skills of some inspectors. Electrical, structural, and plumbing issues can sound very scary, until those types of inspection results are couched in logical explanations with verified contractor estimates. These estimates may well attach a manageable dollar figure and length of time to the repairs. Because everything can be fixed, many repair items—in particular the ones that seem scary for someone inexperienced—lose the fear factor when examined carefully.

Inspecting for Repairs Ahead of Time

Many Sellers choose to spend a few hundred dollars on pre-inspection, and with an inspector who is working for them, not the Buyer. This inspector will provide reports in writing along with photos to document each component of the house.

Information is power, and Sellers will now have a list of items they may choose to fix prior to going active on the MLS. They can also call trusted contractors to give written estimates for issues they do not intend to repair before selling.

Relying on Buyer Inspections May Mean Repair Markups

If left up to the Buyers, the inspector they choose may exaggerate findings. On legitimate issues previously unknown to Sellers, the Buyers or their agent will choose their own contractors for estimates. This may result in inflated pricing for the purpose of renegotiating Seller-paid closing credits for repairs or lowering the selling price of the home during the inspection period.

However, when the Sellers have their own inspection and reliable estimates ahead of time, those items will have already been disclosed on a property disclosure addendum to the contract. This means the buyers are informed ahead of time and know exactly what they are agreeing to purchase when they make their offer.

The bottom line: a pre-inspection by the Seller prevents later false findings or ridiculous repair estimates presented by the Buyers during the inspection period.

Sometimes, the transparency of this type of pre-inspection report gives Buyers such confidence in the purchase that they forego the inspection period entirely. However, it is still best to allow Buyers to get their own inspector to verify the pre-listing inspection findings. Thankfully when they do, there shouldn’t be any unwelcome surprises, only happy Buyers and Sellers.

Ready to Sell?

If you are ready to list your home or simply have questions about selling your home in Brevard County, give me a call at 321-626-9829 or email me at sold@patriciaspangler.com.