How a Pre-Listing Inspection Protects Your Home Sale

By Nick Hazzi

Nick has been in the real estate industry for over 15 years and has a wealth of knowledge and experience. He is passionate about his clients and dedicated to ensuring they get the most out of real estate, providing value far beyond any sale.

Many home sellers do not realize how much power the home inspection gives the buyer. I see it all the time. A buyer pays five or six hundred dollars for an inspection, waits until the end of their due diligence period, and then hands the seller a long list of problems. At that moment, the seller feels stuck. They can give a discount, rush repairs, or watch the buyer walk away.

Understanding how a pre-listing inspection works is important before you put your home on the market. I want to break it down so you can avoid surprise, stress, and last-minute renegotiations.

What is a pre-listing inspection? A pre-listing inspection is a home inspection that you, the seller, order before your home goes live on the market. Instead of waiting for a buyer to hire an inspector, you bring in a licensed inspector first. They go through the home, top to bottom, just like they would for a buyer. They point out issues, maintenance items, and safety concerns. This is different from the usual way, where the buyer orders the inspection after you accept their offer.

What usually happens when the buyer controls the inspection? When the buyer is the one who orders the inspection, most of the power shifts to them. They often wait until near the end of their due diligence period to share the results. By that point, you are close to the finish line. You feel invested. You may already be packing and planning your move. Then you get a long report that feels like a book of problems with your home.

The buyer can use that report to ask for a price cut, more repairs, or both. If you say no, they can walk away, and you have to go back to square one and find a new buyer. In a challenging market, this happens more often and adds a lot of stress.

How does a pre-listing inspection help you? If issues are going to come up, the best time to find them is before you list your home. That is why I ask my sellers to invest in a pre-listing inspection. When you inspect before going live, you get time to:

• See what an inspector will likely flag
• Shop around for repair quotes
• Fix the most important items in a cost-effective way

You can “shrink the book” of problems before a buyer ever sees your home. That reduces the buyer’s leverage later and lowers the chance they try to renegotiate at the last minute. It also cuts the risk of the deal falling apart right before closing.

How does it build trust with buyers? A pre-listing inspection is not just about repairs. It is also about trust. When I work with sellers, we often place the inspection report on the kitchen counter during showings. Buyers see it as they walk through. It sends a clear message. You are not hiding anything. You know the condition of your home. You took care of the issues that came up.

If the inspector found items and you fixed them, you can mark those on the report. That gives buyers even more confidence. In a market where buyers can get cold feet, that confidence helps them feel good about moving forward.

A pre-listing inspection is not an extra step for “bonus peace of mind.” It is a smart, practical part of a strong home sale. Sellers need to understand how it works, how it protects them, and how it reduces stress, risk, and last-minute drama. Take time to review a pre-listing report with your agent, handle key repairs before you hit the market, and give buyers and their inspector a home that is ready for a good report instead of a long list of problems.

If you have any questions about pre-listing inspections, feel free to call or text me at 250-878-6416 or email me at nick@vantagewestrealty.com. I’d be happy to help you get through the process from start to finish.