You’re moving up, scaling down, or jetting off on a grand adventure. Whatever the reason, you’re planning to sell your home. You might be thinking a fresh coat of paint is in order - maybe new carpeting in the room where the dogs reign supreme. It could be a new roof (I’ve got a guy for that - call me) or a replacement water heater.

All good ideas.

And if you’re in a position to tackle them, fantastic.Either way - and especially if you’re not in the mood (or the position) to do updates — you might want to consider a pre-listing inspection.

Fair question. Home inspections are traditionally a buyer’s responsibility - and expense. So, what’s in it for you?

The second part’s easy: nothing financial. I don’t receive a cent if you book a pre-listing inspection - not as your agent, not when you’re my buyer, not ever. But it does make my job easier and your sale smoother. Let’s unpack why.

I always encourage my buyers to have a home inspection done before purchasing. It’s their right - and frankly, their duty - to perform due diligence.

But when a seller has already had an inspection and provides a report upfront? That’s a dream. And the reasons are just as compelling for the seller as for the buyer.

1. You can make repairs before listing.
Nearly every home in Northeast Ohio has a few quirks - reversed wiring on one outlet, a bit of missing mortar by the front steps, or a slow-draining sink in a little-used bathroom. Of course, there may be larger issues too, but catching and addressing small ones now reduces friction later. You’ll save money by handling fixes on your timeline instead of under contract pressure - and your inspection report will be far less intimidating when buyers review it.

2. You can disclose defects upfront.
Here’s where strategy meets transparency. Suppose there’s a basement leak or faulty wiring upstairs. If you know about it, you can disclose it before the buyer makes an offer. That way, they can factor it into their proposal - but they can’t use it later to renegotiate after inspections. You stay in control of how those issues are handled and avoid being cornered into costly post-offer repairs.

3. You’ll price more accurately, negotiate less, and close faster.
A pre-listing inspection helps you price your home based on facts, not guesswork. It keeps surprises (and renegotiations) to a minimum and often accelerates the path to closing. Some buyers may even waive their inspection contingency entirely - that’s one less hurdle between you and the finish line.

Sooner is better. Ideally, have it done before your home hits the market - or even before you’ve selected your listing agent.

In Northeast Ohio, inspection costs typically range between $500 and $1,000, depending on the property size, age, and chosen inspector. Most take 2–4 hours to complete. You don’t need to trail the inspector through every room - they’ll review key findings with you at the end and follow up with a full report. If you’d like, your agent can attend that summary, but we’re pros at reading inspection reports if you’d rather not host an audience.

Technically, no. But why wouldn’t you? Sharing the report - either through your agent on the MLS or directly with interested buyers - reinforces trust and transparency. And that’s precisely the point of a pre-listing inspection: disclosure.

That’s absolutely their right. Buyers retain the inspection contingency as long as it is written into the contract, even if you’ve already had one done. What they can’t do is decline an inspection initially and then change their mind mid-contract - unless something new arises during the transaction.

Keep in mind: a pre-listing inspection doesn’t replace Point of Sale (POS) inspections or appraisals. Those are city or lender requirements, and there’s simply no bypassing them.

That’s perfectly fine. It’s not a requirement - just one more way to stay ahead of costly surprises. If you’d rather skip it, consider offering a home warranty that covers your property during the listing and contract phase. You’ll typically pay for it through escrow at closing, and if both the home warranty and the buyer’s inspection cover an issue, you might just save yourself a few thousand dollars.

And that’s a win no matter which way you look at it.