Every buyer knows that an inspection is a critical piece of the home buying process. It not only gives buyers an opportunity to identify any major problems with a home before closing, but it’s also required to obtain certain loans. While this step is a must for buyers, the trickier question is: should a seller hire a home inspector, too? 

To help answer that, let’s look at some of the pros and cons of a seller pre-inspection. 

Pro: It could mean fewer surprises

According to the American Society of Home Inspectors (ASHI), a home inspection is “an objective visual examination of the physical structure and systems of a house, from the roof to the foundation.” 

While that’s a simple explanation, a certified home inspector evaluates approximately 1,600 items during that examination, including the heating and central air conditioning system; interior plumbing and electrical systems; the roof, attic and visible insulation; walls, ceilings, floors, windows and doors; the foundation, basement and structural components.

Buyers are able to use home inspection results to negotiation price and request repairs prior to closing as long as the contingency is in the contract. 
While these are significant benefits for buyers, for sellers, the advantages may not be as impactful. The biggest plus of a pre-inspection for sellers is probably peace of mind. Identifying problems early helps take some stress off your shoulders and lessens the likelihood of future surprises that could delay closing. 

Con: It doesn’t mean you’re in the clear 

Paul Phillips with Accurate Inspections, LLC, says while a pre-inspection can offer some peace of mind, it doesn’t mean that issues won’t come up down the road. 

“Even though you’ve hired a professional home inspector, the buyer will likely hire their own,” he said. “While it would be great if all inspectors delivered the same results, there is a chance the pre-inspection will uncover issues that the buyer’s inspector might overlook, and vice versa.” 

And, as knowledgeable as inspectors are, they simply can’t predict the future. Even if you complete a pre-inspection, it’s not a warranty or a guarantee that nothing will break or fail in the weeks or months to come. 

Pro: It could save you money 

Finding out about issues and making needed repairs up front could actually save you money in the long run. If major problems show up on the buyers’ inspection report, they will likely want to renegotiate, potentially asking for a price reduction or a credit. If the issues are severe enough, the buyers may walk away from the deal altogether. All of this means more time on the market, and in real estate, we all know that time equals money. 

A pre-inspection can also give you a competitive edge. It tells buyers that you’ve done your due diligence and taken good care of the home. 

Con: But, it also costs money 

On average, a home inspection can cost anywhere from $300 and up, depending on the size of the home. This may be one of the biggest reasons why only 10 percent of home inspectors are hired by sellers, according to a 2016 study from the National Association of Home Inspectors. 

However, Phillips says some professionals may offer a partial pre-inspection for less. 

“Our company offers ‘walk and talks’ where we spend an hour with a seller walking through their home to look for issues that could come up in a full inspection,” he said. “This can be helpful for a seller who wants to get ahead of the game and fix potential problems early but doesn’t want to pay for a full inspection.” 

During a “walk and talk” Phillips says he will mention any visible issues that could cause concern, like missing GFCI plugs, a furnace that is more than 15 years old, or mold in an attic, etc. If he notices things like peeling paint or cracked windows, he will also point those out. Problems like these will be flagged for buyers using an FHA or Rural Development mortgage, and the loan won’t close until the repairs are made.

“Whether or not a seller could benefit from a pre-inspection is really determined on a case-by-case basis,” said Phillips. “Because there is no clear-cut answer, I would advise sellers to have a conversation with their REALTOR® to determine if it’s something they should consider.” 

For a listing of local home inspectors, REALTORS®, and lenders visit the Greater Lansing Association of REALTORS® website at www.lansing-realestate.com.