What If You Could See the Buyer's Inspection Report Before the Buyer Did?
Imagine you're about to put your home on the market.
You've cleaned everything.
You've made repairs.
You've staged the house.
The photographs look fantastic.
The listing launches.
Offers come in.
You accept one.
Then the buyer's inspector arrives.
A few hours later:
Roof concerns.
Electrical issues.
Plumbing problems.
HVAC questions.
Dry rot.
Drainage concerns.
A few things you didn't even know existed.
And now the buyer wants:
$25,000.
Or:
$40,000.
Or:
A credit.
Or worse:
"We're reconsidering the purchase."
Now you're negotiating under pressure.
But there is another way to approach the situation.
Find out what you can before you list.
That's where a pre-listing home inspection can be useful.
What Is a Pre-Listing Inspection?
It's essentially a home inspection performed before you put your property on the market.
Instead of waiting for the buyer to hire an inspector after you accept an offer, you hire your own qualified inspector to evaluate the property before listing.
The inspector may examine areas such as:
- Roof.
- Foundation.
- Electrical.
- Plumbing.
- HVAC.
- Exterior.
- Interior.
- Attic.
- Crawl space, where accessible.
- Drainage.
- Structural components.
- Appliances.
- Other accessible systems.
The exact scope depends on the inspector and inspection agreement.
California's DRE advises homebuyers to use qualified professionals to evaluate major systems such as electrical, plumbing, HVAC, roofing, foundation and structural integrity.
For a seller, the concept is essentially:
Know the condition before you ask someone else to evaluate it.
Is a Pre-Listing Inspection Required?
Generally, a seller is not required simply because they are listing a home to order a pre-listing inspection.
That's an important distinction.
A pre-listing inspection is a strategy.
It's not automatically a requirement.
The question is:
Does the information you gain justify the cost and potential complications?
For some homes, the answer is absolutely yes.
For others, it may not be necessary.
Why Would a Seller Want One?
Because surprises are expensive.
Suppose you list your home expecting:
$1.6 million.
A buyer makes an offer.
During the buyer's inspection, they discover:
A roof issue.
Now you're negotiating.
But if you had discovered it two weeks earlier, you might have had time to:
- Get a roofer's opinion.
- Get an estimate.
- Repair the problem.
- Obtain documentation.
- Decide whether to disclose it.
- Adjust your pricing strategy.
The problem didn't necessarily disappear.
But your ability to manage it improved.
Information Is Valuable
This is the real reason I like the idea of a pre-listing inspection in the right situation.
It gives you:
Information.
And information gives you:
Options.
Without information, you react.
With information, you can plan.
Think About the Difference
Scenario A
Buyer discovers a roof problem.
Seller:
"We had no idea."
Buyer:
"We want $20,000."
Now the seller has to respond.
Scenario B
Seller discovers the roof issue before listing.
Seller:
"We had a roofer inspect it. Here's the report. Here's the estimate. Here's what we're doing."
Now the seller is controlling the conversation.
That's a very different position.
But There's a Catch
A pre-listing inspection isn't magic.
And it creates an important question:
What happens when the inspection finds something?
You need to understand that before ordering one.
Because the report doesn't disappear simply because you don't like what it says.
A Seller Shouldn't Order an Inspection Without a Strategy
This is where I think sellers sometimes get bad advice.
Someone says:
"Just get an inspection."
Okay.
But why?
What are you going to do with the information?
Are you planning to:
Repair?
Disclose?
Price differently?
Sell as-is?
Provide documentation?
If you don't know what you're trying to accomplish, the inspection can create anxiety without creating a plan.
The Inspection Isn't the Problem
The problem is not knowing what to do with the information.
Imagine the report says:
Roof: approximately 5 years of remaining useful life.
That's information.
It doesn't automatically mean:
Replace the roof.
The next question is:
What does a qualified roofing professional say?
Then:
What does the market say?
Then:
What is the most financially sensible strategy?
An Inspection Is Not a Pass-or-Fail Test
This is extremely important.
A home inspection isn't:
PASS
or:
FAIL.
Homes are not cars at a DMV inspection station.
A report may contain:
Maintenance recommendations.
Minor defects.
Safety concerns.
Items requiring further evaluation.
Major deficiencies.
Normal wear.
The important question is:
Which findings actually matter?
A 60-Page Inspection Report Doesn't Mean You Have a 60-Problem House
Inspection reports can be long.
That's normal.
A report may mention dozens of relatively minor items.
For example:
- Missing caulk.
- Loose hardware.
- Minor drywall damage.
- A dirty filter.
- A missing GFCI where appropriate.
- A cracked cover.
- A sticking door.
The report may be detailed because the inspector is documenting the condition.
Don't panic simply because the report is long.
Focus on the Big Issues First
I would prioritize findings involving:
Safety
Could someone be injured?
Water
Is there active or significant intrusion?
Structure
Is there a structural concern?
Major systems
Is the roof, HVAC, plumbing or electrical system significantly compromised?
Financing or insurance
Could the condition create a problem for the buyer?
Cost
Could the buyer reasonably face a substantial expense?
Marketability
Will this issue make buyers hesitate?
Those are the findings that deserve immediate attention.
What About the Roof?
The roof is one of the most common concerns.
A pre-listing inspection may identify:
- Damaged shingles.
- Flashing concerns.
- Signs of leaks.
- Poor drainage.
- Aging materials.
- Improper installation.
- Areas requiring further evaluation.
But an inspector's comment doesn't necessarily mean:
"Replace the entire roof."
You may need a roofing contractor to provide a more specialized evaluation.
What About the Foundation?
Foundation comments can scare sellers.
You see:
"Cracking observed."
and immediately think:
"$100,000 repair."
Don't jump there.
Some cracking can be associated with normal movement.
Other cracking may require further evaluation.
A qualified structural professional or engineer may be appropriate depending on the issue.
The inspection tells you:
"Look here."
It doesn't always tell you:
"Here's the final diagnosis."
What About Electrical?
This is another area where inspection findings can range from:
Minor
to:
Significant.
Potential findings might involve:
- Outlets.
- Wiring.
- Panels.
- Grounding.
- GFCI protection.
- Exposed wiring.
- Older components.
If the report identifies a potentially serious electrical issue, get a qualified electrician involved.
What About Plumbing?
The inspector might identify:
- Leaks.
- Corrosion.
- Low pressure.
- Drain issues.
- Aging components.
- Water heater concerns.
Again:
Don't automatically assume the entire system needs replacement.
Find out what the actual issue is.
What About HVAC?
An inspection can help identify:
- Age.
- Operation.
- Visible condition.
- Maintenance concerns.
- Potential deficiencies.
If the system is old but working, that doesn't automatically mean:
Replace it before selling.
Get the facts.
What About Sewer?
This is a particularly interesting issue for older homes.
A standard home inspection may not fully evaluate the sewer lateral.
A specialized sewer scope can provide additional information.
If you're selling an older East Bay home, especially one where the sewer line's condition is unknown, ask your Realtor whether a sewer scope makes sense for your situation.
What About Termites?
A general home inspection and a pest inspection are not necessarily the same thing.
California buyers may obtain specialized pest inspections, and the DRE specifically recommends considering a termite/pest inspection.
If you suspect:
Termites
Dry rot
Wood-destroying organisms
or related damage, consider getting the appropriate specialist involved.
Should You Get a Pest Inspection Too?
Sometimes.
Particularly if:
- The home is older.
- There is visible wood damage.
- You have had previous pest treatment.
- There are concerns in the crawl space.
- The property has extensive wood components.
- The neighborhood commonly experiences pest issues.
The decision should be based on the property.
What About Mold?
If there is:
A musty odor
Visible mold
History of water intrusion
Previous remediation
you may need more than a general inspection.
A qualified specialist can determine whether additional evaluation is appropriate.
Don't try to diagnose mold based on a Google search.
What About Water Damage?
This is one of the biggest reasons a pre-listing inspection can be useful.
Water creates questions.
A buyer may ask:
Where did it come from?
Is it still active?
Was the source repaired?
Was there damage?
Was there mold?
Was remediation performed?
If you identify the issue first, you have time to gather the answers.
The Most Valuable Part May Be the Documentation
Imagine you had a leak three years ago.
You repaired it.
You have:
The plumber's invoice.
Photos.
A repair receipt.
The contractor's warranty.
Now the buyer asks about it.
You're prepared.
Compare that with:
"Uh...I think my brother's friend fixed it."
Documentation matters.
Should You Repair Everything the Inspector Finds?
No.
That could be a very expensive mistake.
Remember:
Inspection findings are information, not a renovation shopping list.
You need to prioritize.
The Five-Level Repair Strategy
I recommend thinking about inspection findings in five categories.
Level 1: Safety
Fix or investigate serious safety concerns.
Level 2: Active Damage
Address active leaks, major water intrusion or similar problems.
Level 3: Major Functional Problems
Repair systems that aren't working properly.
Level 4: High-Visibility Defects
Consider inexpensive repairs buyers will notice immediately.
Level 5: Cosmetic or Minor Items
Evaluate whether they're worth addressing.
This keeps you from spending $40,000 chasing every line item in a report.
Don't Let the Inspector Become Your Contractor
A home inspector identifies conditions.
They aren't necessarily the person who should determine the final repair scope or cost.
If the inspector says:
"Further evaluation recommended,"
take that seriously.
Bring in the appropriate specialist.
What Does "Further Evaluation" Mean?
It generally means:
The inspector observed something that warrants a specialist's attention.
It does not necessarily mean:
Catastrophic problem.
But it shouldn't be ignored.
What If the Inspector Finds Nothing Major?
Great.
Now you have something valuable:
Confidence.
You can move forward knowing that you've done additional due diligence on the property's condition.
But remember:
A home inspection is not a guarantee that every possible problem has been found.
A Pre-Listing Inspection Doesn't Replace Disclosure
This is critical.
The inspection doesn't mean:
"I hired an inspector, so I'm done."
California disclosure obligations still apply based on the facts and circumstances of the transaction.
The DRE explains that the seller's disclosure process concerns the property's physical condition and potential hazards or defects, and that agents also have visual inspection responsibilities.
Think of the inspection as:
Information
not:
Legal immunity.
What If the Inspection Finds Something You Didn't Know About?
Now you have new information.
That's why sellers should talk with their Realtor about the implications of the findings and determine what additional disclosure or documentation may be appropriate.
If the issue raises a legal question:
Ask an attorney.
Should You Give the Buyer the Entire Inspection Report?
This is a decision that should be handled carefully.
California's current regulatory materials specifically address existing inspection reports and their relationship to disclosure documents.
Don't make a blanket assumption that:
"I paid for it, so I can just do whatever I want with it."
Talk with your real estate professional about how the report should be handled.
What If You Don't Want the Buyer to See the Report?
This is another reason to think about the strategy before ordering the inspection.
If you're considering a pre-listing inspection, discuss:
What happens if the report contains a major issue?
How will it affect disclosures?
Will you repair it?
Will you provide documentation?
Will you use another inspection or specialist report?
Understanding the consequences before you order the report is smart.
When a Pre-Listing Inspection Makes a Lot of Sense
I especially like the idea for:
Older Homes
A 50-year-old house has more history than a 5-year-old house.
Homes With Major Renovations
You want to understand the current condition.
Homes With Known Issues
If you already suspect a problem, get information.
Homes That Have Been Heavily Maintained
Documentation can strengthen the presentation.
Estates
The owner may not know the property's history.
Homes That Have Been Rented
Tenants may not have reported everything.
Homes With Previous Water Damage
Understanding the current condition is valuable.
Homes With Structural History
Professional evaluation can help clarify issues.
Homes With Older Major Systems
Roof, HVAC, plumbing, electrical and sewer concerns may be worth investigating.
When a Pre-Listing Inspection May Be Less Necessary
It may be less useful when:
- The home is very new.
- The property has recently undergone extensive professional inspections.
- The seller already has extensive recent reports.
- The seller has a strong understanding of the property's condition.
- The home is being sold specifically as a major fixer.
- The cost/benefit doesn't justify it.
Again:
There is no universal answer.
What About a Brand-New Home?
A newer home doesn't automatically need a pre-listing inspection.
But "new" doesn't mean "perfect."
If you've had:
Construction issues
Warranty claims
Water intrusion
HVAC problems
Roof problems
Electrical issues
keep the documentation.
What About a Recently Remodeled Home?
A recent remodel can actually create more questions.
Were:
Permits obtained?
Electrical work completed properly?
Plumbing changed?
Structural walls altered?
Additions completed?
Contractors licensed?
A beautiful remodel doesn't automatically mean every aspect was done properly.
What About an Older East Bay Home?
This is where I think pre-listing inspections can be particularly useful.
Many East Bay neighborhoods contain homes built decades ago.
Those properties may have:
- Original electrical components.
- Older plumbing.
- Aging roofs.
- Older sewer lines.
- Previous additions.
- Multiple remodels.
- Different generations of repairs.
You don't necessarily need to replace everything.
But understanding the condition can help you prepare.
The Danville Example
Imagine a longtime Danville homeowner who has owned the property for:
25 years.
They know:
"We replaced the roof."
"We remodeled the kitchen."
"We fixed the plumbing."
But they don't know:
How old is the water heater?
What is the current electrical configuration?
What does the sewer look like?
Is there any dry rot?
A pre-listing inspection could answer some of those questions.
The San Ramon Example
Imagine a newer San Ramon home.
The seller thinks:
"It's newer. There's no reason to inspect."
Maybe.
But perhaps there have been:
- Warranty repairs.
- Water intrusion.
- HVAC issues.
- Appliance problems.
- Drainage concerns.
The home's age is only one factor.
The Dublin Example
A Dublin property may be:
Newer construction
or:
Several decades old.
The inspection strategy should reflect the property.
Don't use the city as the deciding factor.
Use:
Age + condition + history + complexity.
The Pleasanton Example
An established Pleasanton home may have:
Multiple renovations
over decades.
The house may look fantastic.
But a pre-listing inspection could reveal something unrelated to the remodel:
An aging roof.
A plumbing issue.
A crawl-space concern.
Again, information creates options.
The Livermore Example
Livermore's housing stock varies considerably.
A seller may be dealing with:
An older home
A newer subdivision
A larger property
A property with significant exterior improvements
The inspection strategy should be tailored accordingly.
What About Alamo and Walnut Creek?
The same principle applies.
A luxury home may justify a much more detailed preparation strategy than a modest property.
The higher the price point, the more buyers may scrutinize:
- Systems.
- Improvements.
- Documentation.
- Condition.
- Deferred maintenance.
The Price Point Matters
Think about a:
$700,000 condo
versus:
$2.5 million custom home.
The buyer expectations can be dramatically different.
A minor issue in one property may be a major negotiation point in another.
A Pre-Listing Inspection Can Help With Pricing
This connects directly to Blog #54.
Suppose you think:
$1.6 million
is the right list price.
Then you discover:
$40,000 of deferred maintenance.
Now you have a decision.
Do you:
Repair?
Price differently?
Disclose?
Target a different buyer?
You now have information before setting the price.
That's valuable.
Inspection + Pricing = Better Strategy
Think of it as:
Condition
↓
Inspection
↓
Repair decisions
↓
Disclosure
↓
Pricing
↓
Marketing
Instead of:
List
↓
Buyer inspection
↓
Surprise
↓
Renegotiation
The first process gives the seller much more control.
What If You Don't Repair Anything?
That's completely possible.
Suppose the inspection finds:
$30,000 in recommended work.
You decide:
We're not spending the money.
Fine.
Now you can price and market the property knowing the condition.
That's better than pretending the issues don't exist.
What If You Repair Everything?
That can also be a mistake.
Suppose the inspector lists:
40 items.
You spend:
$45,000
fixing all of them.
But only five were actually meaningful to buyers.
You may have spent money that didn't improve the outcome enough to justify the cost.
Repair the Right Problems
This is where experience matters.
The goal isn't:
"Get a perfect inspection report."
The goal is:
Prepare the property for the market intelligently.
What About Cosmetic Inspection Findings?
A report might say:
"Minor drywall damage observed."
Do you need to fix it?
Probably inexpensive.
Maybe.
But if you have:
$30,000 foundation concern
and:
$200 drywall issue
the priorities are obvious.
Don't lose sight of the big picture.
What About Deferred Maintenance?
This is one of the biggest benefits of an inspection.
You may discover things you've simply gotten used to.
You've lived with:
The slow bathroom drain.
The loose railing.
The old caulking.
The cracked tile.
The aging water heater.
To you:
Normal.
To a buyer:
New problem.
Familiarity Creates Blind Spots
You stop seeing things because you've lived with them for years.
A fresh set of eyes can be valuable.
That's true even if the inspection ultimately tells you:
The house is in good shape.
The Buyer Is Going to Inspect It Anyway
This is perhaps the strongest argument for a pre-listing inspection.
If a buyer is likely to inspect the property:
Why not know what they are likely to find?
Again, this doesn't mean you must get one.
But it's a reasonable strategic question.
What If the Buyer Doesn't Get an Inspection?
Some buyers may waive or limit inspections.
That doesn't mean the seller should assume:
"Nobody will find out."
Your disclosure obligations don't disappear simply because a buyer chooses not to inspect.
The Inspection Is About Preparation, Not Prediction
You can't predict everything.
A pre-listing inspection won't tell you:
Exactly what the buyer will complain about.
But it can reduce uncertainty.
That's valuable.
The "Peace of Mind" Argument
There's also a personal benefit.
If you are a nervous seller, knowing:
"A qualified inspector looked at the home."
can reduce anxiety.
Instead of waiting for the buyer's report and wondering:
"What are they going to find?"
you have already taken a proactive step.
But Peace of Mind Has a Cost
Inspections aren't free.
And the report may reveal things you now have to deal with.
That's why the decision should be strategic.
How Much Does a Pre-Listing Inspection Cost?
There is no single California price.
Cost can vary based on:
- Home size.
- Property type.
- Location.
- Age.
- Complexity.
- Scope of inspection.
- Additional inspections.
Get actual quotes from qualified inspectors.
Don't make the decision based on a generic online number.
Who Should Perform the Inspection?
Look for an appropriately qualified and experienced professional.
Ask about:
- Experience.
- Credentials.
- Scope.
- Insurance.
- Sample reports.
- What is included.
- What is excluded.
- Additional inspection services.
Your Realtor may be able to provide names of inspectors, but you should independently evaluate the inspector and understand that the inspection is the inspector's professional work.
Don't Choose the Cheapest Inspector Automatically
You're not shopping for:
The cheapest inspection.
You're paying for:
Useful information.
A slightly cheaper inspection that misses important issues isn't necessarily a bargain.
Ask What the Inspection Includes
For example:
Roof?
Attic?
Crawl space?
HVAC?
Electrical?
Plumbing?
Foundation?
Appliances?
Exterior?
Understand the scope.
Specialized Inspections May Be Separate
Depending on the property, you may consider:
- Pest inspection.
- Sewer scope.
- Roof inspection.
- Structural inspection.
- Chimney inspection.
- HVAC inspection.
- Electrical inspection.
- Plumbing inspection.
- Pool inspection.
- Solar inspection.
You don't necessarily need all of these.
But if a general inspection identifies a concern, a specialist may be appropriate.
Don't Confuse Inspection With Certification
A home inspection isn't a guarantee that:
The roof won't leak next year.
The HVAC won't fail next month.
The foundation will never move.
It's a point-in-time evaluation.
That's why the inspection agreement and report matter.
What If the Inspector Misses Something?
No inspection catches every possible defect.
If you have concerns about the inspection itself, discuss them with the inspector and seek appropriate professional advice.
Don't market the inspection as:
"The house is guaranteed to be perfect."
It isn't.
Should You Tell Buyers You Had a Pre-Listing Inspection?
This can be part of your marketing and disclosure strategy, but it should be handled accurately.
You don't want:
"Fully inspected and problem-free!"
if the report actually contains findings.
A more transparent approach is:
"Seller obtained a pre-listing inspection and related reports are available as applicable."
The exact language should be reviewed with your Realtor.
Transparency Is Better Than Hype
This is especially important in 2026.
Real estate marketing needs to be accurate.
California's DRE has emphasized that real estate advertising must be truthful, accurate and not misleading, including when technology or AI is used to generate marketing content.
The same principle applies here:
Don't turn an inspection into a marketing slogan that says more than the report supports.
What Should a Seller Do After Receiving the Report?
Don't immediately call ten contractors.
First:
1. Read the report.
2. Identify major findings.
3. Separate maintenance from significant defects.
4. Determine which items require specialist evaluation.
5. Get estimates where appropriate.
6. Review disclosure implications.
7. Decide what to repair.
8. Decide what to leave alone.
9. Adjust pricing strategy if necessary.
10. Build the marketing plan.
Don't Let the Report Control You
You control the decision.
The inspector provides:
Information.
Your contractor provides:
Repair expertise.
Your Realtor provides:
Market strategy.
Your attorney provides:
Legal advice when needed.
Those are different roles.
The Three-Professional Model
For complicated properties, I like to think about three separate questions.
Inspector
"What is happening?"
Contractor / Specialist
"What will it cost to address?"
Realtor
"How does it affect the market?"
And if there is a legal question:
Attorney
"What are the legal implications?"
That's a much better process than asking one person to answer every question.
What If the Home Is Going on the Market "As-Is"?
A pre-listing inspection can still be useful.
In fact, it may be even more useful.
Why?
Because if you're selling as-is, you want to understand exactly what you're selling.
You can then:
Price it appropriately.
Disclose known conditions.
Market it honestly.
Target the appropriate buyers.
The "As-Is" Seller Still Needs a Strategy
"As-is" doesn't mean:
"No preparation."
You may still:
- Clean.
- Declutter.
- Stage.
- Repair inexpensive items.
- Gather documentation.
- Obtain inspections.
- Price appropriately.
- Market aggressively.
You're simply choosing not to complete certain repairs.
The Biggest Benefit of a Pre-Listing Inspection
It's not:
A perfect report.
It's:
Fewer surprises.
That's the value.
The Biggest Risk
The biggest risk is ordering an inspection without understanding that it may reveal information you now need to deal with.
That's why I don't think:
"Every seller should always get one."
is good advice.
The better advice is:
Determine whether it makes strategic sense for your property.
My Pre-Listing Inspection Decision Tree
Ask yourself:
Is the home older?
Yes → Consider an inspection.
Has the home had significant repairs?
Yes → Consider an inspection.
Do you know of existing issues?
Yes → Strongly consider professional evaluation.
Have you owned it for many years?
Yes → An inspection may uncover deferred maintenance.
Is the home an estate?
Yes → Consider it because the seller may lack property history.
Is the home recently built and well documented?
Maybe not necessary.
Is it a major fixer?
Maybe not necessary, depending on strategy.
Are you nervous about surprises?
Consider it.
This isn't a legal formula.
It's a strategic framework.
What I Would Ask Before Recommending One
If you asked me:
"Walter, should I get a pre-listing inspection?"
I'd want to know:
How old is the home?
How long have you owned it?
What repairs have you made?
Do you have documentation?
Have there been water issues?
How old is the roof?
How old is the HVAC?
Any plumbing problems?
Any electrical work?
Any additions?
Any unpermitted work?
Any pest history?
Any insurance claims?
How quickly do you want to sell?
What price range are we targeting?
Then I'd help you decide whether the information is worth the cost and potential implications.
The Bottom Line
A pre-listing inspection isn't about making your home perfect.
It's about reducing uncertainty.
If the inspection reveals:
Nothing major
that's useful.
If it reveals:
A few inexpensive repairs
that's useful.
If it reveals:
A major issue
that's also useful—because now you know before the buyer does.
And that gives you something extremely valuable:
Time to make a decision.
You can repair it.
You can investigate it.
You can document it.
You can disclose it.
You can price around it.
You can sell as-is.
But you don't have to discover it after you've already accepted an offer.
That's why, for the right East Bay property, I believe a pre-listing inspection can be one of the most useful preparation tools available to a seller.
Not because every home needs one.
Not because every inspection finding needs to be repaired.
And certainly not because an inspection guarantees a problem-free sale.
But because:
The more you know before you list, the more control you have over the transaction.
Waleed "Walter" Akbar
Everhome Real Estate
📞 (510) 541-1610
Frequently Asked Questions
What is a pre-listing home inspection?
A pre-listing inspection is a home inspection completed for the seller before the property is placed on the market.
Is a pre-listing inspection required in California?
A seller is not automatically required to obtain a pre-listing inspection simply because they are selling a home. Whether one makes sense is a strategic decision based on the property and circumstances.
Is a pre-listing inspection the same as a buyer's inspection?
The basic concept of evaluating the property's condition is similar, but the timing and purpose are different. A pre-listing inspection gives the seller information before marketing the property.
Should every seller get a pre-listing inspection?
No. It depends on the home's age, condition, history, complexity, seller objectives and other circumstances.
Is a pre-listing inspection worth the money?
It can be, particularly when it identifies issues early enough for the seller to make informed repair, disclosure, pricing or marketing decisions.
What if the inspection finds major problems?
Don't panic. Determine whether the issue requires further evaluation, obtain appropriate professional advice, consider repair options and discuss the disclosure and pricing implications with your Realtor.
Do I have to fix everything in the inspection report?
No. An inspection report is not automatically a repair checklist. Some findings may be minor maintenance items, while others may warrant further evaluation.
Does a pre-listing inspection replace the buyer's inspection?
No. A buyer may still choose to perform their own inspection and due diligence.
Does a pre-listing inspection eliminate seller disclosure responsibilities?
No. An inspection does not replace applicable disclosure obligations.
What if the inspection finds something I didn't know about?
Discuss the finding with your Realtor and determine whether additional investigation, documentation or disclosure is appropriate.
Should I get a pest inspection too?
Depending on the property, a specialized pest inspection may be useful. The California DRE recommends that buyers consider termite/pest inspections.
Should I get a sewer inspection?
For some older homes, a sewer scope can provide valuable information. Whether it's worthwhile depends on the property's age, history and circumstances.
What if my home is being sold as-is?
A pre-listing inspection can still be useful because it can help you understand the condition and price the property appropriately. Selling as-is does not eliminate applicable disclosure requirements.
Should I give the buyer my inspection report?
This should be handled carefully. Current California real estate regulations address existing inspection reports and their relationship to disclosures. Discuss the report with your Realtor before deciding how it should be provided or referenced.
Can an inspection guarantee that my house has no problems?
No. A home inspection is a point-in-time evaluation and is not a guarantee that every defect or future problem will be identified.
What should I do before ordering an inspection?
Talk with your Realtor about your goals, the property's history, the likely buyer pool and how you plan to use the inspection information.
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