A pre-listing inspection is a home inspection the seller pays for before putting a house on the market. It works like a buyer’s inspection and gives you a preview of what a buyer might find.
A pre-listing inspection can help establish trust with buyers, streamline the sales process, and give you valuable information when pricing the home. On the other hand, sellers have to pay for pre-listing inspections themselves, must disclose anything the inspection finds — and buyers will likely still order their own inspection.
So, is it worth it? That depends on your home, your market, and how quickly you want to sell. Here's how to decide whether to get a pre-listing inspection and what to expect if you do.
What is a pre-listing inspection?
A pre-listing inspection is a full home inspection that the seller arranges before the property is listed for sale. The seller pays for it, and then a licensed home inspector conducts it, just like a buyer's inspection. It also includes the same major systems: foundation, roof, plumbing, electrical, HVAC, and more.
The goal is to identify issues before they can cause any hiccups in the sales process. This gives you a little more control as the seller. You can:
- Set a more accurate price. Buyers sometimes request a price drop mid-transaction if their inspection uncovers issues.
- Avoid loan delays. Government-backed loans like FHA and VA may stall or fall through if the buyers’ inspector finds certain issues, including foundation damage or mold.
- Attract more serious buyers. If a buyer submits an offer despite knowing about issues up front, it’s likely they’re serious and committed.
- Inspire buyer confidence. An upfront inspection report makes your home stand out, especially in competitive markets.
Who should get a pre-listing inspection?
If your home is newer or impeccably maintained, you can almost certainly skip a pre-listing inspection.
On the other hand, there are some situations where a pre-listing inspection is probably a good idea.
Your home is older
Homes older than 15 years are more likely to have hidden issues that could derail a sale.
You’re selling FSBO (without an agent)
Selling For Sale By Owner, or FSBO, might mean it’s a good idea to get a pre-listing inspection.
You want to price competitively
Knowing your home’s condition helps you set an accurate list price and justify it to buyers. For example, if your pre-listing inspection comes back perfectly, you may be able to price higher and offer the inspection report to prove its worth.
You’re on a tight closing timeline
Providing buyers with your pre-listing inspection report can show them exactly what they’re getting into and avoid surprises mid-transaction.
What does a pre-listing inspection cover?
Most inspections include a standard list of items to check, with add-ons for special circumstances.
When shopping around for inspectors, it’s good to ask them for a list of what they cover specifically. Here are a few of the more common items.
Standard items
A typical pre-listing inspection covers the major systems and structures of your home, including:
- Roof, gutters, and exterior: Checks for damage, wear, and proper drainage
- Electrical systems and panels: Ensures wiring and panels meet safety standards
- Plumbing and water pressure: Inspects pipes, fixtures, and overall water flow
- HVAC systems and ductwork: Evaluates the heating, ventilation, and cooling performance
- Attic, insulation, and ventilation: Assesses energy efficiency and overall condition
- Foundation and crawl space: Examines for cracks, moisture issues, or structural concerns
- Windows and doors: Verifies proper installation and sealing
- Evidence of pests or mold: Looks for signs of infestations or water damage that might foster mold
Important note: Most general home inspectors aren’t certified to provide official pest and mold inspections. Instead, they can tell you if they see evidence of these issues and advise you to obtain specialized inspections from an expert in that area. If you have a regular pest technician, for example, they can usually provide you with an official pest inspection.
That said, some inspectors do obtain these more specialized certifications, so you can always ask.
Optional add-ons and special inspections
While the standard inspection covers most essentials, a lot of home inspectors offer additional inspections and tests for an added cost.
Some homeowners like to add these on for peace of mind. However, there are times when extra tests may be required.
Here are some of the most common add-ons.
Lead paint, radon, or asbestos testing
These inspections are recommended for older homes. If your home was built before 1978,[1] federal law requires sellers to disclose any known information about lead-based paint or lead-based paint hazards.
Radon testing is recommended for homes with basements or in high-radon areas, which includes much of the midwest, Appalachia, and the northeast. It’s the only way to detect this odorless gas, which can pose serious long-term health risks. Learn more and check your radon risk at EPA.gov.
Sewer or septic system inspections
Inspecting the sewer or septic system is essential for homes with older plumbing or properties using septic tanks.
If it hasn’t been inspected recently or you’re unsure of the system’s age or maintenance history, it can be worth the extra cost.
Water quality testing (for well systems)
Testing water quality is a must for homes that rely on private wells. These inspections check for bacteria and other contaminants that could make the water unsafe.
Many government-insured loans (like FHA, VA, and USDA) require this test to approve funding, so getting one ahead of time — and treating the water, if necessary — can help a deal close more quickly.
Pre-listing inspection vs. buyer’s inspection
A pre-listing inspection isn’t required, and it serves a different purpose than the standard inspection buyers typically order. Here’s how the two compare.
| Pre-Listing Inspection | Buyer’s Inspection | |
|---|---|---|
| Who orders it? | Seller | Buyer |
| Who pays for it? | Seller | Buyer (unless provided by seller via seller concession) |
| When does it happen? | Anytime before listing | After the offer is accepted (usually within 2-3 weeks) and before closing |
| What’s the purpose? | Uncover and address issues before listing | Identify potential problems and negotiate repairs |
| Is it required? | No | Sometimes — many lenders require an inspection to close |
Both inspections involve similar checklists, but they serve opposite sides of the transaction.
Even if you’ve completed a pre-listing inspection, a buyer’s lender may still require a separate inspection.
Should I get a pre-listing inspection?
The primary reason to get a pre-listing inspection is usually to keep the sales process moving smoothly. But you might be able to skip it and save yourself a bit of money.
Here are some typical considerations when deciding whether or not to do a pre-listing inspection.
| Consideration | Get an inspection if... | Skip the inspection if... |
|---|---|---|
| Age of home | The home is older (10+ years) | The home is less than 10 years old or has been recently renovated |
| Maintenance history | The maintenance history is poor or unclear | The home has been impeccably maintained |
| Timing | You need to sell quickly and avoid delays | You can be flexible with your closing date |
| Buyer financing type | You want to sell to any buyer regardless of financing type or lender requirements | You’re okay sticking with cash buyers or buyers with certain types of conventional loans |
| Pricing strategy | You want to price confidently and avoid negotiation after buyer inspection | You're willing to adjust price later or negotiate repairs as needed |
| Overall home condition | You suspect the home has issues you’ll need to handle before listing | You're confident the home will pass inspection without surprises |
| The market | There are more listings than buyers (buyer’s market) | There are more buyers than listings (seller’s market) |
| Transparency & trust | You want to demonstrate transparency | You’re open to buyers relying on their own inspections, and/or an as-is sale |
| Negotiations | You want to sell quickly and limit negotiations | You’re open and have time for negotiations |
How much does a pre-listing inspection cost?
A pre-listing home inspection typically costs the same as a regular buyer’s inspection: between $280 and $600,[2] with the national average around $345. Since it’s a pre-listing inspection, the expense almost always goes to the buyer.
However, several factors influence the cost of the inspection. Very large homes, homes in high cost-of-living areas, or homes requiring additional tests (like water testing or radon) can cost upwards of $1,000.
Factors influencing inspection costs
- Home size
- Age of the home
- Location
- Additional services
- Inspector's experience
Pros and cons of a pre-listing inspection
A pre-listing inspection comes with clear benefits, but it’s not always the right move for every seller.
✅ Pros
- Avoid last-minute surprises
- More control over repairs and pricing
- Can lead to a faster, smoother closing
- Marketing edge: show your home is ready
❌ Cons
- Extra cost (usually $280-600)
- Disclosure obligations in most states
- No guarantees — buyers may still do their own inspection
- Could reveal issues you’d prefer not to deal with
Why some sellers choose to get one
More competitive listing
If you’re in a market where there are more sellers than buyers, you may have a lot of competition to find qualified buyers.
Stating up front that you have an inspection available for buyers to view (and that you’ve already addressed any problems it uncovered) could help your house stand out.
Avoid last-minute surprises
A buyer’s inspection can derail a deal if it finds major issues. A pre-listing inspection helps you catch and address those problems early.
Sell to buyers with a government-backed mortgage loan
If your home has serious issues, it will usually only be available to cash buyers and borrowers with flexible conventional loans.
More control than with a buyer’s inspection alone
If repairs are needed, you can take your time choosing contractors and managing costs.
Faster closing
By uncovering and taking care of issues before listing, you increase the odds of a smooth, fast closing, uninterrupted by unfortunate surprises.
Why it’s not always worth it
Out-of-pocket costs
Unlike a buyer’s inspection (which they pay for), sellers pay for the pre-listing inspection, costing you around $280-600 or more depending on your location and home size.
Risk of an unattractive listing
In most states, you’re legally required to disclose any issues the inspection reveals, even if you fix them. This transparency can build trust, but it might also scare off some buyers.
No guarantees against surprises
A buyer may still bring in their own inspector, who might find issues your inspector missed. That means you might still need to negotiate, even if you got a pre-listing inspection.
Do you have to disclose the results of your pre-listing inspection?
In most states, yes. Laws vary, but in general, sellers must disclose any known defects impacting the safety or habitability of the home, even if you fix them before listing.
An experienced real estate agent can help you fulfill your state’s specific disclosure requirements, and how to frame them in a listing or when talking to buyers.
Next steps: Ready to sell your house?
If you’re still deciding whether or not a pre-listing inspection is right for you, get in touch with an experienced real estate agent. They can help you weigh the pros and cons based on your home, timeline, and market.
Find a top local agent now with Clever’s free, zero-pressure real estate matching service. Take a short quiz to get started now.
FAQ
No. You can fix all of it, or just the issues your time and budget allows.
Yes. Most buyers will still hire their own inspector once you’ve accepted their offer, even if you’ve already had one.
It might. Fixing problems early and disclosing known issues upfront can lead to fewer surprises, smoother negotiations, and more confident buyers, all of which can help speed up the sale.
You have options: fix it or adjust your list price to account for it. You will need to disclose major issues even if you make repairs, that said.
The biggest red flags in a home inspection pertain to safety and habitability: this includes problems like leaky roofs, foundational or structural problems, evidence of pests or mold, electrical problems, and water safety issues.