There are pros and cons to pre-listing inspections of which all parties should be aware
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: Once the realtor is made aware of a defect, most states' laws require full disclosure.
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.
Con: The buyer may decide to get a second inspection which finds other problems.
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