A pre-listing inspection is a home inspection the seller orders before listing. It shows what a buyer's inspector is likely to find, so you can fix, price for or disclose issues on your terms instead of negotiating under a deadline. It often pays off on older homes, homes with deferred maintenance, and sellers on a tight timeline.
Why sellers do it
Most deals that wobble do so after the buyer's inspection. A surprise roof, electrical or foundation item can lead to large repair requests or a canceled contract. A pre-listing inspection moves that surprise to before you list, when you control the timeline.
When it usually pays
- Older homes, which are common across St. Louis City and inner-ring suburbs
- Homes with an aging roof, HVAC or water heater
- Estate or vacant homes where the seller does not know the history
- Sellers who need a firm closing date
What it costs and what it covers
A general inspection typically covers structure, roof, exterior, plumbing, electrical, heating and cooling, and interior. Specialty inspections such as sewer scope, radon or structural engineer reviews cost extra. Ask for quotes from two or three licensed or certified inspectors.
What to do with the report
- Fix safety items and anything inexpensive that a buyer would ask for.
- Get bids for larger items so you can offer a credit with real numbers.
- Price for items you will not fix, so buyers see the value.
- Disclose known material defects. Ask a real estate attorney if you are unsure what applies.
Disclosure matters
Once you know about a material defect, you should disclose it. That is a reason to plan before you order the inspection: decide in advance how you will handle what it finds.
How it fits with city inspections
A pre-listing inspection is different from a municipal occupancy inspection. The city's checklist may require specific items regardless of what a buyer asks for. Coordinate both so repairs are done once. See what sellers must fix after inspection.
Frequently asked questions
Do I have to share a pre-listing inspection with buyers?
You should disclose known material defects. Many sellers share the full report to build trust. Ask an attorney if you are unsure what applies.
Will buyers still do their own inspection?
Usually, yes. A pre-listing inspection reduces surprises; it does not replace the buyer's inspection.
Is a pre-listing inspection worth it on a newer home?
Less often. It pays most on older homes or homes with deferred maintenance.
What should I fix after a pre-listing inspection?
Start with safety items and low-cost repairs, then decide between fixing, crediting or pricing for larger items.
About the author: Stephanie Muhlenfeld, PMP, REALTOR® with LPT Realty. Stephanie helps buyers and sellers across St. Louis City and St. Louis, St. Charles, Jefferson and Franklin Counties move with a plan, not pressure. (314) 597-7494.
LPT Realty (417) 813-1762