Are you thinking about selling your home? A smart way to advance the curve might be a pre-examination.
More and more sellers are choosing to pay the house upfront before the first buyer passes through the door. Sellers of this option, known as pre-listed inspections, can reveal potential issues before the listing.
Pre-listing inspections are a move gaining traction in today’s unpredictable markets. Recent Redfin data shows that around 15% of home sales contracts were cancelled in June 2025. In response, the savvy sellers are taking a proactive approach to avoid surprises whenever possible and to facilitate their journey to closure with pre-listing inspections.
What is a listing inspection in advance?
A pre-listing inspection or a seller inspection sounds exactly like that. An inspection of the home ordered by the seller before the property was placed on the market.
How it works: A licensed home inspector will walk through the inside and outside the home, like a typical home inspection, to identify potential issues and repairs that may be involved with the buyer.
Yolaine Bonner, an inspection specialist who is Florida’s vice president of insurance inspections, recommends that sellers perform pre-listed testing anywhere from six months to a year before their home was listed.
“This allows you to spend plenty of time on the repairs you need without feeling like you’re in a hurry,” advises Bonner. The seller can then tackle the issue on his or her terms, listing the home at a good price range and even preparing him further for future negotiations.
What test covers do you list in advance?
With pre-listing inspections, sellers will provide a complete report of the condition of their home, including things that need to be repaired right now or may need to look into the future.
The seller’s exact inspection checklist may vary slightly depending on your location and inspector, but most follow a standard structure that includes checks.
Structural systems – roofs, foundations, attics, framing, visible insulation.
Electricity – Panels, outlets, wiring and overall system condition.
Piping – Equipment, pipes, drainage, water heaters.
HVAC System – Heating, ventilation and air conditioning units for age, performance and safety.
Doors and windows – operation, weathering and potential energy efficiency issues.
Water Concerns – Proof of leaks, floods, or mold that can mean a major problem.
According to Bonners, common trade breakers for buyers include polybutylene plumbing, ages 30 and over (or 10-15 years on flat roofs), as well as certain electrical panels. “Look at the Federal Pacific, Zinsco and the challengers because these can make it difficult to guarantee your property,” she warns.
Pre-list inspection vs buyer’s home inspection
Initially, pre-listing inspections may seem identical to traditional home inspections, but the difference depends on who is ordering it, when it happened, and how the results are used.
timing:
Listing inspections will be conducted in advance before the house is on the market. Typically, the buyer’s home inspection is performed after the offer is accepted.
Who pays:
Sellers or in some cases, listing agents cover the costs of listing pre-inspections. Buyers will pay if they choose to inspect the home.
Disclosure:
In most states, sellers must disclose issues revealed in advance in listing inspections that affect the condition of the home, especially if they choose not to fix it.
Control and Preparation:
While pre-listing inspections allow sellers to deal with the issue early and have the opportunity to sell their homes strategically, buyers’ inspections often lead to time-based negotiations.
Whether the buyer or seller orders, inspections are often an important part of the home buying process. “In many cases, housing negotiations are due to expensive repairs or serious issues that prevent buyers from securing the insurance they need to raise funds,” explains Bonner.
How much does it cost to have a listing inspection in advance?
Most listing inspections fall in the $300-$500 range, but the final cost depends on your home size, location and additional testing. If your home has additional features like outbuilding, or if you add special test inspections recommended by agents such as radon, sewer range, termite checks, you can expect to pay more for a larger home of 2,000 square feet or more.
The initial seller may be pulled away by costs, but once the seller’s inspection begins, the small advance fees can easily exceed.
Have a listing inspection in advance
Few emergencies in emergencies
A pre-listing inspection will help you get ahead of the problem before your home is on the market. Instead of being blind to the buyer’s inspection report, you already know what to expect and can plan accordingly.
More control of repairs
Once you know what needs to be fixed, you can choose what to work on, what to leave, and which upgrades are worth it. You can also shop for the best contractor pricing without the pressure of deadlines.
Possibility of faster closures
Buyers love transparency. When they feel confident in the state of the home, they often move faster. The less negotiations and less return and trips via repairs, the faster everyone will help close.
A smarter pricing strategy
Armed with inspection details, you and your agents can set a list price that reflects the true condition of your home. The value is also backed by facts, which can make negotiations smoother.
Cons to getting a listing test in advance
You need to disclose what you find
The major issues found during pre-listing inspections must be legally shared with potential buyers. While we can build trust in the future, difficult or expensive known repairs can also reduce the buyer’s pool.
It might be expensive
If you have a tight budget and are trying to minimize prep costs, a listing inspection can be too much to pay upfront, especially if the inspection reveals repairs that require more money to fix.
You may need to fix it more than necessary
Once you’ve reviewed the reports from Home Inspector, it’s appealing to fix everything, especially if you’re aiming for the top dollar. However, not all repairs break the contract and if all repairs are not reachable, there may be room for negotiation later.
What to do if a problem is found during a listing inspection in advance
The small issue is the usual part of owning an old home and is almost always expected, Bonner says.
“It’s important not to stress too much about these little items,” she recommends. “Instead, sellers should prioritize ensuring that their property is insured, as they can significantly expand their pool of potential buyers beyond cash-only offers.”
Talk to your agent, but there are a few options. You can pre-handle larger repairs, price your home according to the work you need to do, or offer credits to help buyers fix the issue later, and present a home that can be moved in.
Do I need to undergo a listing inspection in advance?
Although no prior listing inspection is required, it can be useful for many sellers, but sometimes it is not necessary.
If you are planning on selling a new home, list “AS-IS” without inspection, aggressively price it for quick sales, or if you have recently worked at home, pre-listing inspections are not much worth it.
But for most home sellers, pre-listing inspections are a wise move, says Joe Rath, director of industry operations at Redfin.
“Go ahead and start knocking out the list of things you can do,” advises Russ.
FAQ
What is the difference between a house evaluation and a listing inspection in advance?
The pre-listing inspection assesses the physical condition of a home, but the evaluation determines the market value of the home. In other words, one helps identify potential repairs, and the other helps set a price.
What is the purpose of the preliminary inspection?
With pre-listing inspections, sellers will provide heads-up on the main issues of the home before they can be found on the market. It helps to make real estate more competitive, especially in the buyer’s market. Ultimately, pre-listing inspections give sellers more control over repairing decisions and future negotiations.
What are the benefits of listing inspections in advance?
Pre-listing inspections can reduce the chances of unexpected things during the sales process, increase buyers’ trust and strategically support the price of your home.
