Why a Pre-Listing Inspection Is One of the Smartest Moves a Seller Can Make

In real estate, one habit drives me crazy—not because it’s malicious, but because it creates anxiety for sellers that is completely avoidable.

Here’s the standard playbook most agents follow:
List the home. Go under contract. Wait for the buyer to schedule their inspection. Cross your fingers that nothing surprising shows up. Then scramble when it does.

This is the exact moment when sellers start losing sleep.
And honestly, it’s unnecessary.

There is a better way, and it changes the entire tone of the transaction.

Inspections shouldn’t happen after a buyer is already involved
Waiting until you’re under contract puts all the power—and all the information—in the buyer’s hands. Sellers sit in limbo wondering:

• What if the roof has an issue?
• What if the inspector finds something minor but makes it sound major?
• What if the buyer tries to renegotiate?
• What if the whole deal falls apart?

That uncertainty is brutal, and it’s entirely avoidable.

A pre-listing inspection flips the script
When you hire a home inspector before your home ever hits the market, several things happen at once:

• You eliminate surprises.
• You stay in control of the narrative.
• You know exactly what needs attention before buyers ever walk through the door.
• You can make repairs on your timeline instead of under pressure.
• You signal to buyers that you’re organized, transparent, and prepared.
• You reduce the emotional roller coaster that usually hits during due diligence.

Instead of reacting to a buyer’s inspection report, you start the process with clarity and honesty.

Serious buyers appreciate honesty—casual buyers move on
When you attach the pre-listing inspection to the listing documents, every buyer and every agent walks in with eyes wide open. They already know what to expect.

The result?
Serious buyers stay engaged. Casual buyers—the ones who nitpick everything—self-select out early. That’s a good thing.

I’ve even had several buyers decide to rely on the pre-listing inspection instead of ordering their own (even though I always encourage them to get one). That’s how much clarity it gives.

This approach has been a game changer for my clients
I believe in pre-listing inspections so much that I include them as part of my listing service:

• A thorough home inspection
• A radon test
• A clear report you can provide to buyers

And yes, I cover the cost.
I work with a terrific inspector—if you want his contact info, reach out and I’ll share it.

This one step removes so much stress from the process. It gives you time to make repairs on your terms instead of under pressure. And it puts you in a stronger negotiating position because you already know the condition of your home better than anyone.

If you’re thinking about selling, do yourself a favor
Get a pre-listing inspection. It’s worth every penny, whether you pay for it or hire an agent who includes it as part of their service.

Selling a home is already a big emotional and financial decision. There’s no reason to add unnecessary anxiety on top of it—especially when avoiding surprises is this simple.