Why I pre-inspect my listings

My last 10 pre-inspected listings closed at a combined 99.3% of their final asking prices. Those were seller-side closings from February 10 through October 5, 2026. That figure describes those sales; it does not mean an inspection caused the result or promises the same outcome for another home.

The reason I include a pre-listing inspection in my listing packages is simpler: I want us to understand the home before a buyer starts asking questions. I pay for the inspection upfront so we can begin with useful information and a clear conversation.

Find out before the pressure starts

A fresh coat of paint can change a first impression. It cannot tell us how the plumbing, electrical systems or HVAC are performing. A professional inspection helps identify potential concerns while we still have time to consider them.

The National Association of REALTORS® explains that a pre-sale inspection can give sellers time to address issues before marketing. A buyer may still arrange a separate inspection.

Make decisions with the whole picture

An inspection report is not an automatic instruction to replace everything on the page. We review the findings alongside the home’s condition, competing listings, your budget and your timing.

Some items may call for a qualified specialist. For others, obtaining an estimate can help us understand the choices. We can then discuss which work makes sense before listing and how the findings affect our presentation and pricing strategy.

Keep the conversation clear

Knowing more early helps us explain what has been evaluated, what has been addressed and what still needs consideration. It also gives us a better starting point for the disclosure conversation. For questions about specific disclosure obligations, we bring in the appropriate professional.

Prepare the home and the strategy

A pre-inspection cannot reveal every hidden condition or remove all uncertainty. My goal is to help you prepare thoughtfully, with fewer decisions left until the middle of negotiations.

Your home has its own story. If you are considering selling, see how I bring preparation, presentation and pricing together.

99.3% is the combined closing price divided by the combined final list price for these 10 sales, rounded to one decimal. It is not a measure of seller net proceeds.