Everything You Need to Know about Getting Your Home Inspected Before Selling

When preparing to sell your home, one of the smartest steps you can take is getting a home inspection before listing. A pre-listing inspection allows you to proactively address potential issues that might otherwise disrupt negotiations, lower your selling price, or delay the closing process. It also helps instill confidence in buyers, showing that you’ve maintained the property and are transparent about its condition. If you want to streamline the sale and potentially maximize your return, understanding the ins and outs of a home inspection before selling is key.

A pre-listing home inspection is a thorough evaluation of your property’s condition conducted by a licensed professional before you list it for sale. It covers all major components—roofing, HVAC systems, plumbing, electrical, foundation, and more. This inspection provides a snapshot of your home’s current state and identifies any repairs that might need attention. Unlike a buyer’s inspection, which happens after an offer is made, a seller’s inspection gives you control over how to address problems in advance.

Having your home inspected before listing allows you to get ahead of issues that could later become obstacles during buyer negotiations. Surprises during a buyer’s inspection often lead to price reductions, demands for repairs, or even a canceled deal. With a pre-listing inspection, you have the opportunity to fix problems on your terms or disclose them upfront with transparency, reducing the chances of renegotiation and speeding up the transaction process.

Professional home inspectors assess the overall structure and safety of your property. They’ll examine the roof for leaks or aging shingles, test HVAC systems for functionality, check for outdated or hazardous wiring, inspect plumbing for leaks and water pressure, evaluate foundation integrity, and review insulation, ventilation, and appliances. While a pre-listing inspection may not include cosmetic issues, it will highlight functional problems that could impact a sale.

It’s crucial to hire a licensed, experienced home inspector with strong local references. Look for someone who is certified by a recognized association, such as the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI). Ask for a sample report in advance to ensure you’ll receive a detailed, easy-to-understand summary. Your real estate agent can also offer trusted referrals for inspectors they’ve worked with.

To help the inspector conduct a smooth and thorough evaluation, prepare your home in advance. Make sure all utilities are turned on, especially if the property is vacant. Clear access to basements, attics, crawl spaces, the electrical panel, and water heater. Replace any burned-out lightbulbs, change HVAC filters, and test smoke detectors. Tidying up and making small fixes like unclogging slow drains or securing loose railings can also make a positive impression.

Once you receive the inspection report, you’ll need to decide whether to repair certain items or simply disclose them. For issues that are minor, inexpensive, or might concern buyers—such as a leaky faucet or missing roof shingles—it’s often worthwhile to fix them. For larger repairs, like foundation work or major HVAC issues, consider getting estimates and disclosing the problem in your listing. In some cases, offering a repair credit can be a good middle ground.

Knowing the exact condition of your home allows you and your agent to price it more accurately. If the inspection confirms everything is in great shape, you may feel confident listing at the higher end of your price range. On the other hand, if issues exist but you don’t plan to fix them, adjusting your price accordingly can avoid wasted time on negotiations later. A transparent approach helps attract serious buyers from the beginning.

If your home inspection reveals few or no issues, this can become a strong selling point in your marketing. Sharing a clean report or summary with prospective buyers can enhance their trust and help your property stand out in a competitive market. Buyers are more likely to submit strong offers and move quickly when they know they won’t face unexpected post-offer expenses.

It’s important to note that pre-listing inspections have limits. They typically don’t assess cosmetic flaws unless they point to deeper issues. Also, some inspectors won’t move furniture or open walls, so hidden problems could still exist. For specialty areas such as pools, septic systems, or mold detection, you may need to hire additional professionals. Be sure to ask your inspector what is and isn’t included so there are no surprises.

Ideally, you should schedule your pre-listing inspection shortly before you plan to go on the market. This timing allows you to complete any repairs without delaying your timeline. If your home has been sitting on the market, getting an inspection mid-listing can also provide valuable insights into why buyers may be hesitant and help guide necessary improvements to reignite interest.

Getting a home inspection before selling is an empowering move for any homeowner. It gives you the upper hand in pricing, planning, and negotiations. By investing a little time and money upfront, you reduce your risk of surprises, boost buyer confidence, and help create a smoother, faster sale. It’s one of the smartest tools sellers can use to navigate the market with confidence and transparency.

Summit Group Real Estate Professionals, led by Mark and Chase Rochester, offers expert guidance to homeowners preparing to sell in Santa Fe and beyond. Their team provides strategic support throughout the listing process—including how to leverage a pre-listing inspection to your advantage. With their insight and local expertise, sellers can approach every step with confidence and clarity.