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homeBuilding Specs Pre-listing Inspections

Building Specs is one of the innovators of Pre-Listing Inspections.


The seller can list the house with more confidence as to some of the concerns they may arise during a home inspection. By listing various issues the purchaser will be making a more informed offer on the property and will be less likely to come back and renegotiate disclosed items. This may also help any prospective purchasers to feel more at ease as to the seller's willingness to disclose.

The purchaser will have a better understanding and education as to the purchase they are about to make.

The Realtor will be making more reasonable offers on the property and not taking a property off of the market only to discover concerns later on dusting a pre-purchase inspection.

What to expect form all parties; inspector will make every effort to discover major visible defects, but different inspectors may have differing opinions on the properties primary components.

As home inspections become more frequent and more popular, there is a growing trend towards the use of pre-listing inspections. In addition to buyers requesting home inspections to identify potential problems and to increase peace of mind, some lenders now require home inspections.Realtors and sellers are recognizing the benefits of obtaining a pre-listing home inspection in order to identify and address potential deal-killing problems.

Agents invest a great deal of time, money, and energy into advertising and showing a home, and a pre-listing inspection can help insure that a home is ready to market. Listing agents and sellers are realizing that a pre-listing inspection is a proactive approach to successfully marketing, showing, and selling a home. No agent or seller likes to be in the position to react to negative inspection findings in a report obtained by a potential buyer. Home inspectors advise sellers and listing agents to obtain a pre-listing inspection, and often suggest appropriate courses of action for preparing the house for sale.

A pre-listing inspection enables the agent to hang out a
"Pre-Inspected Home" sign. Selling agents find this to be an attraction to prospective buyers. Why should an agent needlessly invest time and money only to have the buyer's or lender's inspector discover a major defect that delays, or at worst, voids the deal?

There are pros and cons to pre-listing inspections of which all parties should be aware:

Con: Once the realtor is made aware of a defect, most states' laws require full disclosure.

Pro: Inevitably, a good inspection will locate many major defects (e.g., roof, structure, HVAC, defective materials such as polybutylene, EIFS and aluminum wiring). Many of these items may become critical issues, so it is best to be proactive rather
than reactive.

Inspectors recommend that the seller or agent take an active stance and identify, and in some cases, repair items or provide a statement of "proper operation or certification" by an appropriate contractor. These steps may ease the anxiety of buying a house with potential problems. Sellers typically feel more at ease, as everything is being disclosed. Buyers are comforted knowing that a seller with a history of taking care of the house is in the scope of the deal.

Con: The buyer may decide to get a second inspection which finds other problems.

Pro: First, home inspectors find that most buyers accept the original inspection (if it is a fair and thorough inspection). If another inspector finds additional concerns, they are typically fewer and minor. A second inspection often helps to affirm the buyer's confidence in the condition of the home. Although two inspectors may view the house differently, in most cases the major concerns will be identified by both.

More and more sellers are offering a warranty with the house, and pre-listing inspections are just the next extension to this process. Inspectors can recommend that radon, well, and septic inspections be part of the package.

Con: Many home inspection reports are not legally transferable documents to a third party.

Pro: This protects the inspector, as the buyer was not present for the inspection. This also gives the buyer the full benefits of the inspection. Home inspectors may offer a discounted rate to reinspect the house and to provide the buyer with a report. The trend toward the increased use of pre- listing inspections is a positive one which benefits agents, sellers, and buyers. Home inspectors can highlight the benefits of pre-listing inspections, which only enhances the agent's ability to create a more desirable sale.