Home inspections used to be something only buyers arranged. Increasingly sellers order one before listing, and the reasoning is sound: you find out what a buyer’s inspector will find, at a moment when you still have every option open.
Why Sellers Do It
- More realistic pricing. Sellers struggle to be objective about their own home, and sentiment turns into an asking price the market will not pay. An inspection report is external evidence of the property’s actual condition.
- No mid-deal surprises. The expensive moment for a defect to appear is after you are under contract, when a buyer has leverage, is already unsettled, and will often ask for more than the repair would have cost you to arrange yourself.
- Repairs on your terms. Fixing something in advance means your choice of contractor and your timetable, rather than a rushed job under a contractual deadline.
- Stronger negotiating position. “Here is the inspection, and here is what we fixed” is a much better answer than being told what is wrong with your house.
- Better disclosure. It helps you meet your obligations accurately, which reduces the risk of a dispute later. See seller disclosure.
The Catch Worth Knowing
Once you know about a defect, you generally have to disclose it, whether or not you repair it. A pre-sale inspection therefore removes the option of not knowing.
For most sellers that is a feature rather than a problem — undisclosed known defects are exactly what leads to claims after closing — but it does mean you should expect to act on what you find rather than file it away. Disclosure rules vary by state, so ask your agent or an attorney how this works where you are.
Note also that a buyer will usually still want their own inspection, and is entitled to. Yours does not replace theirs; it stops theirs producing news.
The Areas Inspectors Look At Hardest
Whether or not you order an inspection, attending to these before listing avoids the most common findings.
- Plumbing — inspectors check every fixture for leaks and test water pressure. Fix dripping taps, running toilets, slow drains and any sign of a leak under sinks.
- Roof and gutters — clear gutters and downspouts, direct water away from the foundation, remove debris, and replace deteriorated shingles or flashing.
- Heating and cooling — have systems serviced and keep the receipt. Replace filters. Age and condition are always reported.
- Electrical — replace missing cover plates, ensure outlets work, and check that ground-fault protection is present near water. Amateur wiring is a red flag.
- Fireplace and chimney — have it swept and inspected, and check the cap and flashing.
- Water intrusion — damp, staining or efflorescence in a basement or crawl space. Address the cause, since painting over a stain is both ineffective and, if it hides a known problem, a disclosure issue.
- Foundation and structure — significant cracks, sloping floors, sticking doors and windows.
- Grading and drainage — ground should slope away from the house.
- Windows and doors — seals, operation, and failed double glazing.
- Attic and insulation — ventilation, insulation levels, and any sign of pests or leaks.
- Safety items — working smoke and carbon monoxide alarms, and handrails on stairs. Cheap to fix and always noted.
Keep receipts and any warranties for work done, and provide them with the disclosure. Documented maintenance reassures a buyer more than an assurance does.
For what the process looks like from the other side, see home inspection: what to expect.
