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Dear Kathe,

A friend in California tells me that all home sellers pre-inspect their homes before listing them, but that’s not something I hear a lot about here in Pittsburgh. Do you recommend a pre-inspection to home sellers?


Issues with a home uncovered on an inspection often cost a seller thousands in unexpected repairs and can sometimes even result in a terminated transaction.  Inspectors are incredibly thorough (sometimes even finding problems that aren’t problems) and so every home seller should anticipate that the home inspector will find deficiencies and that the buyer will expect correction.  To make the home selling process as smooth as possible and avoid finding themselves in the position of having large inspection bills or worse yet, a “dead deal,” sellers can have their home pre-inspected.

All home sellers should seriously consider having their homes pre-inspected.  For as little as $350 – $500 for a basic pre-inspection you will quickly have an insiders view of how a buyer’s inspector will assess your home.  Use the inspection as a maintenance check list – find a handyman to come in and fix all of the little things so that they don’t come up again on a buyer’s inspection.  If there are larger items that you do not have the ability to repair, such as a roof nearing the end of its useful life, get an estimate or two for the repair or replacement.  Note the issue on your disclosure and include a copy of the estimate.  This should prevent you from having to credit the buyer for the repair later – buyers should review the disclosure and take any disclosed items into account in making their offer to you.

Of course, if your inspection is good or just has a lot of little items that a handyman can fix, attach the handyman’s receipt showing the repair and provide a copy of the inspection in the house for buyers to see with a note indicating that the home has been pre-inspected and repaired and that they buyer can buy with confidence knowing that they are buying a house in great shape!  In a town full of older and aging homes, this will really help your marketing!

So before you list your home – yes, you should consider a pre-inspection.  It will give buyers the confidence they need to move ahead with a purchase, may combat concerns that there are likely problems that would lower their initial offer to you, and will hopefully result in  a smooth transaction once you do have your home under agreement.