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Cory A Maynard

What Is a Pre-Listing Inspection?

What Is a Pre-Listing Inspection and Should Home Sellers Get One?

December 18, 2025, by Cory A. Maynard

Thinking of selling your home? A good way to get ahead of the selling market is a pre-listing home inspection by Analytical Home Inspection.

Before the first buyer ever walks through the door, sellers in today’s housing market are choosing to have their homes inspected upfront. A pre–listing inspection demonstrates due diligence for sellers, can reveal potential issues before listing, and helps ensure a straightforward sale.

A pre-listing inspection is a forthright move in today’s unpredictable market. According to recent Redfin data, roughly 15% of home sale contracts were canceled in June 2025, often due to issues uncovered during the buyer’s home inspection after an offer was accepted. In response, savvy sellers are taking a proactive approach to avoid surprises where possible and ease the journey to closing with a pre-listing Analytical Home Inspection.

What is a pre-listing inspection?

A pre-listing inspection, or seller’s inspection, is exactly what it sounds like: an Analytical Home Inspection ordered by the seller before the property goes on the market.

How it works: Analytical Home Inspection goes through the home from top to bottom, inside and out, to identify any potential issues or repairs that might concern a buyer.

Certified Professional Inspector, Cory A. Maynard, Founder of analyticalhomeinspection.com, recommends sellers conduct a pre-listing inspection anywhere from six months to a year ahead of listing their home, as “this allows time to address any discoveries without feeling rushed.

What does a pre‑listing inspection cover?

A pre-listing inspection provides sellers with a comprehensive report on the condition of their home, including any repairs or replacements that may be needed.

Standard buyer negotiations may include, but are not limited to, polybutylene, galvanized, and Orangeburg plumbing; roofs older than 26 years; and certain electrical panels.

Pre‑listing inspection vs buyer’s home inspection

At first, a pre-listing inspection might seem identical to a traditional home inspection, but the difference lies in who orders it, when it occurs, and how the results are used.

Timing:
A pre-listing inspection happens before the home goes on the market. A buyer’s home inspection typically takes place after an offer is accepted.

Who pays:
The seller, or the listing agent, may cover the cost of a pre-listing inspection. The buyer pays for their home inspection if they choose to get one.

Disclosure:
In Oregon, sellers must disclose any issues identified in a pre-listing inspection that affect the home’s condition, especially if they choose not to address them.

Control and preparation:
A pre-listing inspection gives sellers the chance to address anomalies before marketing the home, while a buyer’s inspection often leads to time-constrained negotiations.

Whether the buyer or the seller orders, inspections are often a key part of the home-buying process. “The home negotiations that fall through are often due to expensive repairs, or significant issues that prevent buyers from securing insurance, which is required for most bank loans.

How much does a pre-listing inspection cost?

An Analytical Home Inspection starts at $550, but the final cost depends on your home’s size, age, location, and any extra tests you have done. You can expect to pay more for larger homes over 2,000 square feet, especially if your home has additional features like outbuildings, or if you add inspections such as radon, Main line/sewer scope, or wood-destroying organism reports. I recommend that Mainline inspections always be done on homes older than twenty years or any recent on-site construction.

While sellers may be put off at first by the cost, the small upfront fee is easily outweighed once the benefits of a seller’s inspection take effect.

Pros of getting a pre-listing inspection

Fewer surprises during the contingency period
A pre-listing inspection helps you address issues before your home goes on the market. Instead of being blindsided by a buyer’s inspection report, you’ll already have an idea of what to expect and can plan accordingly.

More control over repairs
When you know what needs fixing, you get to choose what to tackle, what to leave as-is, and which upgrades are worth it. It also lets you shop around for the best contractor pricing without the pressure of a closing deadline.

Potential for faster closing
Buyers love transparency. When they feel confident in the home’s condition, they’re often quicker to move forward. Fewer negotiations and less back-and-forth on repairs can help everyone reach a closing sooner.

Smarter pricing strategy
Armed with inspection details, you and your agent can set a listing price that reflects your home’s true condition. It can also make negotiations smoother, since facts back the value.

Cons of getting a pre-listing inspection

You must disclose what you find.
Any significant issues identified during a pre-listing inspection must be disclosed to potential buyers. While being forthcoming can build trust, known repairs that are difficult or expensive could also shrink the buyer pool.

It might be expensive.
For sellers on a tight budget or looking to minimize prep costs, a pre-listing inspection may be too much to pay upfront, especially if the inspection reveals repairs that would require additional funds.

You might fix more than necessary.
Once you see the report from the home inspector, it’s tempting to fix everything, especially if you’re aiming for top dollar. But not all repairs are deal-breakers, and some may be negotiable later if you can’t complete them.

What to do if issues are found during a pre-listing inspection

Minor issues are a normal part of owning an older home and are almost always expected, says Bonner.

“It’s important not to get too stressed about these smaller items,” she recommends, “Instead, sellers should prioritize making sure the property is insurable, as this can significantly broaden their pool of potential buyers beyond cash-only offers.”

Consult with your agent, but you have a few options. You can present a move-in-ready home by handling larger repairs ahead of time, pricing the home according to the work that needs to be done, or offer credits to help buyers fix the issues later.

Should you get a pre-listing inspection?

A pre-listing inspection isn’t required and can be helpful for many sellers, but in other cases, it may be unnecessary.

If you’re planning to sell a newer home, listing “as-is” with no inspections, pricing aggressively for a quick sale, or recently done work on the house, a pre-listing inspection likely won’t offer much value.

But for most residential sellers, a pre-listing inspection is a smart move, says Joe Rath, Director of Industry Operations at Redfin.

“Get ahead of it and start knocking off that list of things that you can do,” Rath advises, “So that when a buyer brings a home inspector through, you have already anticipated a lot of what might come up on that report.”

FAQs

What’s the difference between a home appraisal and a pre-listing inspection?
A pre-listing inspection evaluates the home’s physical condition, while an appraisal determines its market value. In other words, one helps identify potential repairs, and the other helps set a price.

What is the purpose of a pre-inspection?
A pre-listing inspection provides sellers with advance notice of any significant issues with the home before listing. It can help position a property to be more competitive, especially in a buyer’s market. Ultimately, a pre-listing inspection gives the seller greater control over repair decisions and future negotiations.

What are the benefits of a pre-listing inspection?
A pre-listing inspection can reduce the risk of surprises during the sale process, increase buyer confidence, and help price your home strategically — all of which can lead to a smoother, faster sale.