Pre-Listing Home Inspection: Is It Worth It?

What Is a Pre-Listing Home Inspection?

A pre-listing inspection is ordered before putting your property on the market.  It covers all the same components as a buyer's inspection including foundation, roof, HVAC, electrical, plumbing, and structural elements.  In a buyer's market such as most of 2024-2025 pre-listing inspections make more sense. With higher inventory and buyers being more selective, sellers need every advantage. 

Why Some Sellers Choose Pre-Listing Inspections

Avoid Last-Minute Surprises

The worst time to discover your HVAC system is failing is when you're already under contract. A pre-listing inspection gives you time to address issues on your schedule, not scrambling to save a deal that's in escrow.

Increased Likelihood Your Contract Will Close

Buyers are far less likely to back out when they know the issues upfront. A pre-listing inspection report eliminates surprises that typically derail deals during the contingency period.

Accurate Pricing From Day One

Know exactly what you're selling. If your inspection reveals a $15,000 roof repair, you can either fix it and ask top dollar, or price it accordingly and market it as-is. Either way, you're not caught off-guard.

Stand Out in Competitive Markets

In a buyer's market where properties sit longer, a pre-inspection signals confidence and professionalism. You're not hiding anything, and buyers notice.

The Case Against: Why Some Sellers Skip It

Mandatory Disclosure Requirements

Once you know about a problem, you're legally required to disclose it in most states, including Arizona.

Upfront Costs With No Guarantees

Spending the money on an inspection doesn't eliminate the buyer's right to their own inspection. Two inspectors often find different issues.

Uncovering Major Problems

What if your inspection reveals $30,000 in foundation issues you can't afford to fix? Now you must disclose this to every buyer, potentially shrinking your buyer pool or forcing a lower asking price you weren't prepared for.

Unnecessary for Newer Homes

If you've maintained your property well, or it's relatively new, you probably know its condition already. A pre-inspection might be overkill.

The Bottom Line: When Does It Make Sense?

Consider a pre-listing inspection if:

• Your home and major components are older or you've deferred maintenance
• You're selling remotely or the property has been rented and you're unsure of current conditions
• Speed is your priority and you want to eliminate delays
• You're in a buyer's market 
• You suspect issues but want professional confirmation before listing

Skip it if:

• Your home is nearly new and you're the original owner
• You're in a strong seller's market with low inventory
• Budget is extremely tight and you can't afford potential repairs

What do you think?  Would you rather discover problems early on and control the narrative, or later when you receive the buyer's inspection report?