Should Sellers Get a Pre-Listing Inspection in Texas?

By Brian Srba, TREC-licensed home inspector (#27151-PI), Shadow Inspections · Serving Fort Worth, Weatherford, Aledo, Granbury and Stephenville

Quick answer: A pre-listing inspection is one the seller orders before the house goes on the market. It shows you what the buyer's inspector is likely to find while you still have time to fix it, price for it or disclose it. In Texas it's the same inspection a buyer gets, on the same TREC report form. A limited-scope inspection is possible, but the buyer's inspector will still check everything.

Why get one

Most Texas buyers get an option period of about 7 to 10 days to inspect and renegotiate. A problem found then becomes a repair request or a price cut, and you have days to respond. A pre-listing inspection gives you:

• Time to get real bids instead of accepting the buyer's worst-case estimate
• Control over repairs, using your own contractors on your own schedule
• A list price that holds up, because it already accounts for the home's condition
• Fewer surprises during the buyer's option period
• A stronger listing, since you can share the report and repair receipts with buyers

Foundations, roofs, and, on rural properties, wells and septic systems are items that can lead to large repair requests, so they're worth understanding before you list.

What it covers

A pre-listing inspection follows the TREC Standards of Practice and uses the same report form as a buyer's inspection:

• Structural: foundation, grading and drainage, roof, attic, walls, ceilings, floors, doors, windows, fireplace, porches and decks
• Electrical: service, panels, wiring, outlets, switches and fixtures
• HVAC: heating and cooling equipment, ducts and vents
• Plumbing: supply lines, fixtures, drains, water heater and gas lines
• Appliances: dishwasher, disposal, range, oven, cooktop, microwave, exhaust fans, garage door opener and dryer vent

Limited-scope inspections

Some sellers only want certain systems checked, like the roof after a hailstorm, the foundation of an older home, or the major systems without the appliances.

• You and your inspector agree on the scope in writing first.
• The report still uses the TREC form. Anything skipped is marked “Not Inspected,” with the reason.
• The price can be lower, depending on what's left out.

A limited scope makes sense when you have one or two specific concerns, you're selling as-is and only want to know about major problems, or the home was inspected recently.

The buyer's inspector won't limit their scope, though. If you skip the roof, foundation or HVAC, you lose most of the benefit. For most sellers, a full inspection is the better value.

Disclosure

Texas sellers of most homes must fill out a Seller's Disclosure Notice. Once an inspection tells you about a problem, you know about it, and that can affect what you disclose. Ask your listing agent or a real estate attorney what you need to disclose. Before ordering any inspection, know that the report puts you on notice of what it finds.

Cost and reinspection

A full pre-listing inspection is the same work as a buyer's inspection. A limited-scope inspection can cost less. If you make repairs, a reinspection is a shorter, lower-cost visit to confirm the work was done. Contact us for pricing.

Tips

1. 01Schedule it 3 to 6 weeks before you list.
2. 02Have the utilities on and the attic, panel and any locked areas open.
3. 03Decide on scope with your agent.
4. 04Sort the findings into fix, give a credit, or disclose.
5. 05Keep every repair receipt.

This article is general information, not legal advice. Ask your listing agent, broker, or a real estate attorney about disclosure and contract questions.

Shadow Inspections serves Fort Worth, Weatherford, Aledo, Granbury and Stephenville, TX. Contact us to schedule a pre-listing inspection.